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HomeMy WebLinkAboutMOUNTAIN PARK HOMES - CHANGE OF NON-CONFORMING USE - 37-88 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 16 PLANNING AND ZONING BOARD MEETING OF May 23, 1988 STAFF REPORT PROJECT: Mountain Park Homes - Change of Non -Conforming Use, #37-88 APPLICANT: Fort Collins Housing Authority 1715 W. Mountain Avenue Fort Collins, CO 80521 OWNER: Maurice Garton & Walter Boyes P. O. Box 494 Fort Collins, CO 80522 PROJECT PLANNER: Sherry Albertson -Clark PROJECT DESCRIPTION: A request for 27 elderly housing units, located at 114 S. Bryan (1600 Block of West Mountain), zoned R-L, Low Density Residen- tial. RECOMMENDATION: Approval EXECUTIVE SUMMARY: This was the site of the Sunset Trailer Court. An existing building (114 Bryan) will remain and contain 3 one -bedroom elderly housing units. Four buildings, each housing 6 one -bedroom units are also proposed for elderly housing. Variances have been obtained from the Zoning Board of Appeals to permit a reduction in the parking lot landscape setback along Mountain Avenue, to reduce the number of parking spaces and to reduce the amount of interior parking lot landscaping. Access to the site will be from Bryan and Mountain Avenue. No alley improvements have been required since the project does not take access from the alley. The applicant will participate in future improvements to the alley. The proposal is consistent with the review criteria for changes to non -conforming uses. OFFICE OF DEVELOPMENT 300 LaPorte Ave. • P.O. Box 580 • Fort Collins, Colorado 80522 • (303) 221-6750 SERVICES, PLANNING DEPARTMENT Mountain Park Homes - Non Conforming Use #37-88 P & Z Meeting - May 23, 1988 Page 2 COMMENTS: 1. Background: The surrounding zoning and land uses are as follows: N: RK single family residences S: RL; City Park, single family residences E: RL; single family residences W: RL; City Park The site is zoned R-L, Low Density Residential and which would not permit either the mobile home park or multi -family units. The mobile homes that were previously on the site have been removed. A neighborhood meeting was held on Monday, April 4, 1988. See attached summary. 2. Zoning Variances Granted: Three variances were requested and granted by the Zoning Board of Appeals at the May 12, 1988 ZBA meeting. These variances are as follows: - reduce the required parking lot landscape setback along Mountain Avenue from 10' to 7' behind the sidewalk; - reduce the required number of parking spaces from 41 to 28; - reduce the amount of required interior parking lot landscaping from 436 square feet to 210 square feet. The ZBA approved these variances, with the condition that the parking requirements be calculated at 1 vehicle per unit rather than the code -required 1.5 spaces per unit, which would require 27 parking spaces. 3. Non -Conforming Use Change Review: The change from one non -conforming use to another requires the approval of the Planning and Zoning Board. In considering a proposed non -conforming use change, the Board shall determine whether or not the change in use is more compatible with the uses of the surrounding property than the existing non- conforming use. For the purpose of review, the following criteria shall be considered: (1) The nature and purpose of the existing non -conforming use; (2) The difference in quality and character of the proposed use: (3) The difference in the degree of use of the proposed use, including but not limited to hours of operation and parking requirements; (4) The reasons for the proposed change; (5) The overall impact of the proposed use on the surrounding property. Mountain Park Homes - Non Conforming Use #37-88 P & Z Meeting - May 23, 1988 Page 3 Note: The site is presently vacant. The following information, provided by the applicant, is based on the occupancy of the Sunset Trailer Court. The nature and purpose of the existing non -conforming use: The existing non -conforming use consists of a two-story four-plex dwelling unit and 20 mobile home sites with mobile homes of varying size and condition. In gen- eral, the condition of the existing use is extremely deteriorated, suffering from overcrowding, deferred maintenance, and a lack of any coherent plan of dwel- ling unit size and placement. The purpose of the existing use is high density residential. The nature of the tenancy is medium to large family with very low income. The difference in quality and character of the proposed use: The proposed non -conforming use is the development of 24 one -bedroom apartments for elderly occupancy with rehabilitation of the existing four-plex into three units and a community/laundry room for the use of the residents. The character will change from family to elderly use. The dwelling units will be arranged more suitably on the site. Parking will be centralized. Landscaping will be extensive with reliance on the existing trees. Underground sprinkler systems, area lighting, sitting areas and flower beds will add to the proposed project's appearance. The buildings will be lap sided in a manner compatible with the surrounding single family residences. The difference in the degree of use of the proposed use: There will be little difference in the degree of use in terms of the hours of operation. However, the numbers of people utilizing the property will be significantly reduced by virtue of the change in occupancy from family to elderly. As a result of the change in occupancy as well as the better site utilization, the parking demand and traffic impact of the project will be significantly reduced. The reasons for the proposed change: The existing site detracts from the neighborhood. The existing use consists of substandard housing conditions unfit for human habitation due to the unsafe and unsanitary condition. All of these conditions combine to adversely affect neighborhood property values. The overall impact of the proposed use on the surrounding property: The overall impact will be to reduce traffic congestion, aid in the revitalization of the area, stabilize the neighborhood socially and economically, reduce vandalism and crime associated with overcrowded and substandard housing, present a cleaner streetscape and improve pedestrian access along Mountain Avenue. 4. Site Design: The parking design provides one space per unit (as approved by ZBA), with one additional space. Since the units are one -bedroom elderly units, the provision of one space per unit should be sufficient. The applicant has also indicated that tenant leases would further stipulate the parking arrangements for one space per unit. There are numerous mature trees on the site. All but one tree is to remain. Additional landscaping is planned along the fronts and sides of buildings. Access to the parking areas will be from Bryan and Moun- tain Avenue. There will not be any vehicular alley access, so no improvements Mountain Park Homes - Non Conforming Use #37-88 P & Z Meeting - May 23, 1988 Page 4 are being required to the alley. The applicant will commit to participation in any future alley improvements through the development agreement. Buffering of the site to the south and east has been accomplished through a 6' privacy fence. RECOMMENDATION: The proposed change of non -conforming use for elderly residents is signifi- cantly more compatible than the existing non -conforming use status of a trailer park. The parking and traffic impact will be significantly reduced. The redevelopment of the site will aid in the revitalization and stabilization of the neighborhood and present a much more pleasing appearance. The proposed non -conforming use is consistent with the review criteria for changes to non -conforming uses and staff recommends approval of the Moun- tain Park Homes - Change of Non -Conforming Use. • ►i �' - J. V m: Ala ■� o r �'i` mile Lb CITY OF FORT COLLINS 1715 West Mountain, Ft. Collins, Colorado 80521 Telephone (303) 221-5484 HOUSING AU911OR" LAND USE DATA Existing Zoning - RL Net Area - 38,950 Square Feet Land Use - Elderly Housing Total Number New Units - 24 Units Total Number Existing Units Rehabed - 3 Units Total Bedrooms Per Unit - 1 Total Floor Area - 11,120 Square Feet One Basement Unit of Four -flex Converted to Community Room COVERAGE BREAKDOWN Building Coverage Including Existing - 9,728 Square Feet Paved Parking Area - 8,084 Square Feet Total Parking Spaces - 28 Parking Spaces 8.5' x 20' - 27 Parking Spaces 12' x 20' - 1 CITY OF FORT COLLINS HOUSING AUTHORITY 1715 West Mountain, Ft. Collins, Colorado 80521 MOUNTAIN PARK HOMES Present Site Address: 114 South Bryan, Fort Collins, Colorado 80521 Proposed Project by Fort Collins Housing Authority Type of Construction: '-',r--N Occupancy: R-1 Telephone (303) 221-5484 The proposed project consists of placing modular built buildings on a garden level site -built structures. Two buildings joined by a common courtyard and laundry facilities. The first story and garden levels being served by ramps and stairways. Type of Construction: Wood framing on top, concrete foundations. Heat: Gas fired hot water. Existing Four-Plex The existing four-plex will be converted to three elderly housing units. The remaining unit will become a storage area. Current condition of the building is run down and shows definite lack of upkeep. During the conversion of this building, it will be rehabilitated in order tc upgrade the electrical, plumbing,wall finishes and floor coverings. NEIGHBORHOOD MEETING MINUTES On Monday, April 4, 1988 a neighborhood meeting was held at the Park Shop regarding Mountain Park Homes. Fifteen area residents were in attendance and Debbie de Besche was the City of Fort Collins represent- ative. The following items and concerns were discussed during this meet- ing: 1. Concern with flooding of the property in the summer months. 2. Would not like to see a higher density than existing situation. 3. Would units be accessible to elderly. 4. Will Housing Authority retain ownership. 5. Possibility of life -estate. 6. What would criteria be for getting into one of these units. 7. Will this be considered "temporary" housing. 8. How are units restricted to just elderly. 9. Will there be an on -site manager. 10. Will garden level units have patios. 11. How does fire exit for garden level units work for elderly. 12. Does this project take the place of Robinson-Piersal. 13. Will the alley be maintained. 14. Residents would like to see the alley become two-way. 15. Will there be parking in the alley. 16. Where will dumpsters be located. 17. Would not like to see buildings be two-story above grade. 18. What type of buffering between site and neighborhood to the south and east is proposed. 19. Would Transfort have a stop at this location. 20. Would like to see every effort to keep all trees. s, (Meeting minutes prepared by Sherry Albertson -Clark, Project Planner from notes taken by Debbie de Besche at this neighborhood meeting.) i W CL- W H H M co z w w z z w J v • z 0 F- x 0 a LO z a F- U LL LL Q cc F- D �0Wq Mar I eM MEMORANDUM To: Jim Kline, Ft. C:ol 1 i ns. Housing Corporation Fick Ensdorff, Ft. Collins Traffic Engineer Fort C:ol l i ns• Planning Staff From: Platt Cie 1 i ch iJ�;%Ja5L>; Date: May 10, 1'= 8 Subject: Mountain Park Homes Traffic Analysis. I have been asked to comment on the traffic impacts of a proposed residential development (Mountain Park Homes) near the intersection of Mountain Avenue and Bryan Avenue in Fort C:ol l i ns, Colorado. It is my understanding that the historic building count on this site was 24 dwelling units. cane 4-plex and 20 mobile homes). The mobile homes have been moved from this site. The proposed development i nl cudes, four 6-p l ex units plus the existing 4-plex for a total of 28 dwelling units. It is intended that the proposed development wi 1 1 primarily house senior c i t i Lens. There are currently three accesses to Mountain Avenue, two accesses. to Bryan Avenue and one access to the alley. The proposed use will reduce the acces.s.es to one on Mountain Avenue and two on Bryan Avenue. Using the ITE Trip Generation Manual as the source document, the existing !former) use on this parcel would generate approximately 122 vehicle trip ends per weekday. The proposed use wi 1 1 generate approximately 134 vehicle trip ends per weekday. This difference is insignificant and will not likely be discernible. Senior citizens, typically, are not on the same schedule of a typical working household. Therefore, while the number of daily trips are almost the same, the time of travel is not 1 i ke 1 y to be during the peak hours. It is concluded that the traffic impacts of the proposed development wi l 1 be s.imi 1 ar• to the former use of this. property. Reducing the number of accesses should have a. positive effect on Mountain Avenue.