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HomeMy WebLinkAbout701 WAGNER (CLOCK TOWER APTS.) - MODIFICATION OF STANDARD - 37-02 - DECISION - MINUTES/NOTES (3)Planning and Zoning Board Minutes September 19, 2002 Page 39 The motion was denied with Members Meyer, Bernth and Gavaldon voting in the negative. Member Bernth moved to continue the modification request for 701 Wagner Drive to the October 17th Planning and Zoning Board Hearing. Member Meyer seconded the motion. The motion was approved 5-0. There was no other business. The meeting was adjourned at 11:53 P.M. Planning and Zoning Board Minutes September 19, 2002 Page 38 neighborhoods complaining, but that is the way life lives around campus. These are houses that were built without garages, some may have a driveway, but for the most part they are duplexes with no garages. Within the whole area, that is just the way it is. Anyone who is getting the cars off the street is doing the city a large favor. Chairperson Gavaldon felt the intent and desire for affordable housing is important. However, he was concerned about how many people will be living in these units. He did not want to deny affordability, but was concerned about whom it was going to be for. It seems that the affordability is toward the students and not the community, but the students are voters and taxpayers in this city. It is just hard for them to be able to afford to live here. Director Gloss ran through the parking numbers again because they have changed. There would be a shortfall of 23 spaces and that would be considerably more than the 15 that was represented before. That would make it more difficult for staff as far as our level of support. The 23 spaces could not be accommodated on street with the pattern of parking that is out there today and the amount of frontage on the two adjacent streets. Mr. Bogge responded that there is a parking lot across the street that CSU owns that is designated parking and will not be developed. That is additional space immediately across the street for additional parking. That would be to the east of the proposed project site. From the photos that the Board has viewed it is clear that there is not an over crowding of on street parking in this area. Existing parking is not a problem. According to CSU, there is not a parking problem on the west side of the campus because the classrooms are all on the east side of the campus. He did not think that there were parking constraints around this particular neighborhood even though there were some concern addressed by the Board members. Mr. Bogge addressed the concern about how many people would be living in each unit. He stated that this particular applicant has quite a history with rental units and her history with tenants and units is that the majority of the time there is not roommates in the units that she is providing to her renters. He felt that with even the adjustment in the parking spaces, there is more than enough space in the area to easily handle, without any overcrowding what so ever. Member Colton moved to deny the modification. He felt that the granting of the modification would be detrimental to the public good. Member Craig seconded the motion. Planning and Zoning Board Minutes September 19, 2002 Page 37 Member Bernth felt that anything is going to be an improvement and it was hard to vote against anything that would be going in here. Member Colton asked the applicant about the statement in the staff report that says that this fraternity was sharing parking in a gravel lot to the east and south. He reported that there was no parking for this fraternity prior. Mr. Bogge responded that there is a shared lot that is cattycorner to this property and is shared among three Greek houses and this particular property. There is some problem with having that designated for purposes of the parking and variance requirements under the city code. They are not able to designate that. The applicant will continue to own a percentage interest in that lot that is used for parking. He thought that that parking will continue to be available, but there is a problem with technically designating it for purposes of this development. There may be other improvement requirements that may be associated with that lot, which the applicant would not be able to take care of. Member Colton asked where the number of 1.75 spots per unit. Director Gloss asked for the number of one and two bedroom units. Mr. Bogge replied there would be a total of 35 units, three one -bedroom and 32 two - bedroom units. Member Colton asked about the affordable housing aspect and was it housing for the community or for students. Mr. Bogge replied that because of its proximity to CSU, there would be a large student population, but it is also designated as affordable housing with a minimum number of units that will have a rental that meets the 80% median family income requirement for affordable housing. Member Craig had a concern that when talking about CSU students and two bedroom units, you are talking four people. Here we are with four people and half of them have cars, which is not really even realistic anymore, there would be 70 cars out there. She appreciated the lot, and she was real glad that there is the shared lot, and then the on street, but she did share the same concern as Member Colton. She asked if we were going backwards in putting cars back in the neighborhood. That does not mean she won't support this, but wanted to make that statement because it did concern her. Member Meyer felt the Board should do a tour of these neighborhoods to get a real feel. On street parking in these neighborhoods is a way of life. When the Sigma-Nu's were there, there were plenty of cars there, and other things going on. Maybe you might get Planning and Zoning Board Minutes September 19, 2002 Page 36 Rick Bogge, representing the applicant Jupiter -Bar, LLC gave a presentation to the Board. He felt that staff did a good job in describing the basis for the request and he felt the basis was justified in this case. Mr. Bogge clarified that in the application, they were anticipating up to 36 units. At this point the project is moving forward on the basis of 35 units. With that being the case, the applicant also anticipates that they would need 60 total spaces for the project. Also, the staff report stated that there would be 37 on -site spaces, where there will be 38 on -site spaces. The applicant felt that there is a definite community need being met by their affordable housing element provided by the project. The applicant testified that there are 38 on -site parking spaces that would be available by the project plans currently being considered. That is 38 spaces more than were available with the prior use of this site. The prior use was a fraternity, which would have parking standards of excess of 35 spaces and yet they had no spaces to accommodate the fraternity. This location is at an intersection and there would be 15 off -site parking spaces immediately contiguous to this location. There is also a vacant lot to the east of this site. He felt there was no detriment to the public good. Public Input Georgene Busch, 1504 Emigh Street was here tonight representing the Tri-Delta Sorority at 1307 Birch. She has served on the Board for several years and has always been concerned with the neighborhood surroundings. Ms. Busch supported the modification because it would indicate fewer cars using this particular access route. It because a very favorable position for their sorority to take, so it would ease up the traffic. She also felt the way the architect has designed the parking; there won't be so much on -street parking. She believes that most people are excited to have an improvement in the area, if you have ever been by and seen the building boarded up for a couple of years. She felt a new structure would be appealing for the neighborhood. Michael Smith, President of the House Corporation for the Landau -Chi -Alpha house at 709 Wagner Drive. They are the property immediately to the south. They don't have any particular objections to the granting of the request, however, he would like some kind of assurance that there will be an adequate separation between the parking lot and where their guys play football, baseball in the backyard of their house. He knows the city code provides a variety of options for screening, some of those, which are not effective. Public Input Closed Chairman Gavaldon asked about the screening requirements. Director Gloss replied that would be covered in the Project Development Plan review. Planning and Zoning Board Minutes September 19, 2002 Page 35 developer out to dry, she wants the city and the county hung out as well. The developer cannot control them, it is not his fault the Board doesn't have a traffic study. Mr. Stanford asked for the Boards input as to what they would like the County to address. Chairperson Gavaldon replied Inverness Road and any other roads the County has jurisdiction over. The motion was approved 6-0. Project: 701 Wagner Drive — Modification of Standard, #37-02 Project Description: Request for modification to Section 3.2.2(K)(1)(a) of the Land Use Code to grant a reduction to the minimum number of off-street parking spaces required for a multi family residential project. Recommendation: Approval Hearing Testimony, Written Comments and Other Evidence: Member Torgerson excused himself due to a conflict of interest. Cameron Gloss, Director of Current Planning gave the staff presentation. He stated that this was a request for a modification of standard to the city's off street parking requirements for 701 Wagner Drive. The site is located at the southwest corner of the Wagner Drive and Birch Street intersection. It is the site of the former Sigma -Nu Fraternity House. Based on the unit count and the number of bedrooms per unit there would be a total of 52 parking spaces off-street that would be required. What is being proposed is 37 spaces and that would give them a deficiency of 15 off-street parking spaces. The proposal is to provide two fields of parking, one on the west side of site, and a larger field of parking on the south side of the site that would meet our design standards for landscaping. It would also have two disabled parking spaces closest to the entrances. The building is currently vacant and the applicant is processing will be processing the application as affordable housing. Director Gloss reviewed site shots of the neighborhood for the Board. Director Gloss stated that staff was recommending approval of the modification request. Council Liaison: Karen Weitkunat Chairperson: Jerry Gavaldon Vice Chair: Mikal Toroerson Staff Liaison: Cameron Gloss Phone: (H) 484-2034 Phone: (W) 416-7435 hairperson Gavaldon called the meeting to order at 6:32 p.m. Roll Call: Meyer, Colton, Craig, Torgerson, Bernth and Gavaldon. Member Carpenter was absent. Staff Present: Gloss, Eckman, Shepard, Wamhoff, Moore, Mapes, Stringer, Stanford, Manci, Alfers and Deines. Agenda Review: Director of Current Planning Cameron Gloss reviewed the Consent and Discussion Agendas: Consent Agenda: 1. 2. Discussion: 3. #30-02 4. #31-02 5. #3-OOB 6. #31-95 7. #37-02 Minutes of the April 4, August 15, and September 5 (Continued), 2002 Planning and Zoning Board Hearings. Resolution PZ02-07 — Easement Vacation. 1225 Redwood Street Rezoning and Structure Plan Amendment. Taft Hill/Hull Rezoning and Structure Plan Amendment. Timan Property Rezoning and Structure Plan Amendment. Hearthfire PUD, Second Filing — Final. 701 Wagner Drive — Modification of Standard. Member Torgerson moved for approval of Consent items 1, less the September 5`h minutes and item 2. Member Craig seconded the motion. The motion was approved 6-0. Project: 1224 Redwood Street Rezoning and Structure Plan Amendment. Project Description: Request to rezone 1225 Redwood Street from I. Industrial, to C-C-N, Community Commercial North College. The parcel is 5.5 acres in size and located on the northwest corner of Conifer Street and Redwood Street.