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HomeMy WebLinkAbout317 & 325 CHERRY STREET - MODIFICATION OF STANDARD - 29-03A - REPORTS - MODIFICATION REQUESTtee i All.v 4uu MODIFICATION -- CHERRY STREET LOFTS PROPOSED NOT TO SCALE il CONDITION W l MODIFICATION - CHERRY STREET LOFTS .. .... ...... -- --- j r rlir"y 47EW ........ . . . ........ ... .. EXISTING CONDITION NOT TO SCALE e) The strict application of the standard would be practically infeasible because the site in not large enough to accommodate all the required off-street parking and the proposed redevelopment. We sincerely appreciate your consideration in this matter, and look forward to discussing the merits of the request at the June 17"' Planning and Zoning Board hearing. Sincerely. Mikal Tonyerson Three Four and above 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 xvith 9 residential units, up to 2 bedrooms each (1.75 space per unit= 16.75 spaces) ; (b) an existing single-family detached house (on a lot over 40 feet in \vidth requires 1 space): (c) a new garage building with 5 single -car garage spaces. and (d) one surface parking space. The LUC would require a minimum of 17 off-street parking spaces to serve such a development. We request a modification to Section 3.2.2(K)(1)(a) of the LUC to reduce the total required number of off-steet parking spaces from 17 to 6. We 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. Suggested Findings. a) The granting of the modification would not be detrimental to the public good because conveniently located on -street parking spaces are provided along Meldrurn 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 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 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. 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 re -phrase the previous modification request 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: • Previously, there was a condition imposed on the approval of the 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 surface parking space (with access from Cherry Street) and 5 garage parking spaces (with access from Cherry Street). Previously, 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 residential one -bedroom units. As a result of the provision of on -site parking into the layout of the upcoming PDP, it is intended that up to 5 of the 9 mixed -use dwelling units will offer the option to the prospective buyers to have a second bedroom; The Modification This modification is requested in accordance with the review procedures set forth in Section 2.8.1 of the Land Use Code as follows: Code Lan<auage. Section 3.2.2(K)(l)(a) of the LUC states, for each two family and metlti7family dwelling there shall be parking spaces provided as indicated by the JnlImi4ng table. - Number of Bedroonu/DivOling Unit ] Parking Spaces Per Dwelling Unit* One or less 1 1.5 Two 1 1.75 REC,r- IVED MAY 2 F 2iiiA CURRENT PLANNING May 19, 2004 City of Fort Collins Planning and Zoning Board 281 North College Ave. Fort Collins. C) 80524 Subject: Request for Modification from parking standards for a mixed -use development infill project at 325 & 317 Cherry Street Dear Board Members, Background The propert} al 325 Cherry Street is a 5000 square feet that was constructed, os er 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 sub -district Civic Center. The buildina 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 on at this site under the protection as a by -right non -confirming use and would never be required to bring this site into compliance with current curb. landscaping, and sidewalk standards. When approximately 113 of the building collapsed under the snow load in March of 2003. the owner of Xvlem Design realized this was an opportunity relocate this Ii(llt industrial use to a more appropriate part of town. while allow in,:) the site to be upgraded to a mixed -use infill project, right near the heart of historic downtown Fort Collins. Such a redevelopment would brim_ 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 qualifies as "affordable housing" as determined by Advance Planning staff. and the second is that Meldrum Street is successfully converted from parallel parking to diagonal parking. 2113effenon Fart Collins, CO 80524 970.416.7431 1.888.416.7431 Fax: 970.416.7435 Email: mikoMarchifex.com hffp://wwwarchilex.com