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HomeMy WebLinkAbout317 & 325 CHERRY STREET - MODIFICATION OF STANDARD - 29-03A - REPORTS - RECOMMENDATION/REPORT317 and 325 Cherry Street — Modification of Standard — #29-03A August 26, 2004 Page 8 Comprehensive Plan because a mixed -use redevelopment of the site served primarily by available on -street parking, 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) As a qualifying "affordable housing" project, the modification substantially addresses the community's need by creating attractive affordable housing opportunities. d) 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 reduction in the off-street parking requirements would encourage housing to be located in a mixed -use building. e) The strict application of the standard would be practically infeasible because the site is not large enough to accommodate all the required off-street parking and the proposed redevelopment. STAFF RECOMMENDATION: Staff recommends approval of the modification request. 317 and 325 Cherry Street — Modification of Standard — #29-03A August 26, 2004 Page 7 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 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 the 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 important community need specifically and expressly defined in the City's Comprehensive Plan because the waiving of the off-street parking requirements would encourage housing to be located in a mixed -use building. e) Finally, staff finds that the 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 all of the required off-street parking. FINDINGS OF FACT/ CONCLUSION In reviewing this proposed alternative plan for purposes of determining whether it accomplishes the purposes of 3.2.2 of the Land Use Code as required, Staff has determined that: a) The granting of the modification would not be detrimental to the public good because conveniently located on -street parking spaces are provided along Meldrum and Cherry Street, which would satisfy the upcoming PDPs parking demand, and pedestrian mobility along Cherry Street will be enhanced. b) The granting of the modification would substantially address an important community need specifically and expressly defined and described in the city's 317 and 325 Cherry Street — Modification of Standard — #29-03A August 26, 2004 Page 6 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 Land Use Code, 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 the proposed configuration increases the quantity of adjacent on -street parking, which in this case is just as safe, efficient and convenient as for vehicles, bicycles, pedestrians, 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, "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 learning. Underutilized or vacant land will fill-in with buildings 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 revitalizes an underutilized property by providing redevelopment with a mix of land uses in a configuration that enhances pedestrian links, while still providing the needs of the cars. 317 and 325 Cherry Street — Modification of Standard — #29-03A August 26, 2004 Page 5 APPLICANT'S REQUEST Code Language. Section 3.2.2(K)(1)(a) of the LUC states, for each two-family and multi -family dwelling there shall be parking spaces provided as indicated by the following table: Number of Bedrooms/Dwelling Unit Parking Spaces Per Dwelling Unit* One or less 1.5 � Two _ M 1.75 Three Four and above I 2.0 2.5 Requested Modification The two properties at 325 and 317 Cherry Street are intended to be developed as a PDP containing the following: (a) a mixed -use building with 9 residential units, up to 2 bedrooms each (1.75 space per unit = 15.75 required spaces) ; (b) an existing single-family detached house (on a lot over 40 feet in width requires 1 space); (c) a new garage building with 5 single -car garage spaces, and (d) one existing surface parking space. The LUC would require a minimum of 17 off-street parking spaces to serve such a development. As proposed, the project will provide 6 off-street spaces. The applicant requests a modification to Section 3.2.2(K)(1)(a) of the LUC to reduce the total required number of off-street parking spaces from 17 to 6. They agree to a condition being placed on the approval of such a modification request that would require the upcoming PDP to satisfy the Advance Planning Department's definition of an "affordable housing" project. STAFF'S ANALYSIS OF MODIFICATION REQUEST This application is a request to reduce the requirement to provide up to 17 off-street parking spaces per 3.2.2 of the Land Use Code. The additional site with an existing single family house, which has been added to the proposed project, has added space for the applicant to provide 6 off-street parking spaces. No off-street parking was able to be provided in the previously approved modification. Staff sees the addition of the lot to the east and the proposed off street parking as an improved solution to the one previously approved by the Planning and Zoning Board. It will require fewer on -street parking spaces than the previously approved modification. 317 and 325 Cherry Street — Modification of Standard — #29-03A August 26, 2004 Page 4 the approval of the previous modification request, all parking for the project was to be provided on -street; • In the previous request for modification, the project was described as a mixed -use building with 9 one -bedroom residential units. As a result of the provision of on -site parking into the layout of the upcoming PDP, it is intended that the 9 mixed -use dwelling units will offer the option to the prospective buyers to have a second bedroom. MODIFICATION REQUEST — PERTINENT CODE SECTIONS This modification is requested in accordance with the review procedures set forth in Section 2.8.2(H) of the Land Use Code as follows: 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: (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. (d) plan will not diverge from the standards of the LUC except in a nominal way when considered from the perspective of the entire development plan and will continue to advance the purposes of the LUC. 317 and 325 Cherry Street — Modification of Standard — #29-03A August 26, 2004 Page 3 this light industrial use to a more appropriate part of town, while allowing the site to be upgraded to a mixed -use infill project near the heart of historic downtown Fort Collins. Such a redevelopment would bring the site into compliance with current development standards and would implement the vision of the Downtown Civic Center Master Plan and the Downtown Strategic Plan by integrating more housing stock and commercial space into downtown. On September 4, 2003, the Planning and Zoning Board granted a modification to Section 3.2.2(K)(1)(a) of the Land Use Code for the site at 325 Cherry Street. The granting of the modification allowed the requirement for off-street parking spaces for up to 9 one -bedroom residential dwelling units on the site (at that time only 325 Cherry Street) to be waived under two conditions. The first condition is that the future PDP qualify as "affordable housing" as determined by Advance Planning staff, and the second is that on -street parking on Meldrum Street be successfully converted from parallel parking to diagonal. THE NEW PROJECT SCOPE Since the modification was approved, Meldrum Street has been converted to diagonal parking adjacent to the site. Additionally, the property owner has been able to purchase the adjacent lot at 317 Cherry Street, which has changed the scope of the upcoming PDP. The purpose of this new modification request is to clarify that the 317 Cherry Street property will be part of the upcoming PDP. Considering the inclusion of 317 Cherry Street, in the project, it is intended that the upcoming PDP have the following design features: • It was discovered that the house at 317 Cherry Street is eligible for local landmark designation; therefore, it is intended that the project will preserve and rehabilitate the house, and include it as part of the upcoming PDP; There was a condition imposed on the approval of the previous modification to have at least 10% of the dwelling units as qualified "affordable housing." There will be 10 units in the PDP, including the existing single-family house at 317 Cherry Street. It is intended to locate the "affordable housing" unit in the existing single-family detached house at 317 Cherry Street; • By incorporating the newly acquired lot into the project, the project will now have one existing surface parking space (with access from Cherry Street) and 5 garage parking spaces (with alley access from Cherry Street). With 317 and 325 Cherry Street — Modification of Standard — #29-03A August 26, 2004 Page 2 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 Off Street 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. The applicant has not yet submitted a Project Development Plan (PDP) proposal for a Planning and Zoning Board (Type II) review by the City. This request is for a second modification to incorporate changes that have occurred to the scope of the project. COMMENTS BACKGROUND The surrounding zoning and land used are as follows: N: NCB — Existing residential (Martinez Park Neighborhood); LMN — Existing residential (Martinez Park Neighborhood); POL — Existing Martinez Park Neighborhood NW: NCM - Existing residential (Martinez Park Neighborhood); W: NCB — Existing residential (Martinez Park Neighborhood); NCM — Existing residential (Martinez Park Neighborhood); S: D (Civic Center Subdistrict) — Existing residential (Martinez Park Neighborhood), existing auto repair shop, existing municipal government offices; E D (Civic Center Subdistrict) — Existing (Martinez Park Neighborhood), historic trolley barn, municipal fleet parking lot. The property at 325 Cherry Street contains a 5000 square feet structure 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 to the current zoning of Downtown District, Civic Center Sub -district. The building that once was in compliance for its original use as an industrial property had grown into a by -right nonconforming use. The current owner and user, Xylem Design Inc, an artistic easel design, manufacturer and warehouse could continue at this site under the protection as a by -right non- conforming use and would never be required to bring this site into compliance with current curb, landscaping, and sidewalk standards. When approximately 1/3 of the building collapsed under the snow load in March of 2003, the owner of Xylem Design realized this was an opportunity to relocate ,r ITEM NO. 1 MEETING DATE 08 25 04 STAFF Anne Aspen City of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Modification of Standard in Subsection 3.2.2(K)(1)(a) of the Land Use Code for the Cherry Street Lofts at 317and 325 Cherry Street - #29- 03A APPLICANT: M. Torgerson Architects, PC. c/o Mikal Torgerson 211 Jefferson Fort Collins, CO 80524 OWNER: Gregory Glebe Xylem Design, Inc. 325 Cherry St. Fort Collins, CO 80521 PROJECT DESCRIPTION: The owner of the existing light -industrial building at 325 Cherry Street intends to submit an application to redevelop the site into mixed use lofts. This is a second and separate request for a modification of a standard set forth in Section 3.2.2 Access, Circulation and Parking of the Land Use Code (LUC), more specifically Subsection 3.2.2(K)(1)(a) Parking Lots — Required Number of Off Street Spaces for Type of Use to account for a change in the scope of the project. The property is located on Cherry just east of Meldrum on the south side of Cherry. It is in the D - Downtown District, Civic Center Subdistrict. RECOMMENDATION: The staff recommends approval of the modification request to section 3.2.2.(K)(1)(a) of the Land Use Code COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box580 Fort Collins, CO80522-0580 (970)221-6750 PLANNING DEPARTMENT