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HomeMy WebLinkAbout210-212 W. MAGNOLIA ST., URBAN LIVING LOFTS - MOD #1 - 24-05/A - SUBMITTAL DOCUMENTS - ROUND 1 - MODIFICATION REQUESTSUSTAINABLE ARCHITECTURE HISTORICAL COMMERCIAL RESIDENTIAL 201 South College Ave Studio 20f Fort Collins, CO 8052, ph: 970.224-571 C fax: 970.224-571f jd-archltecture@gwest. ne 5 ,ar # 4 easily backs past their other car M and pulls ahead. The owner then )ulls car #3 back onto the lift. \\\ \\\ \ I \' \ \ \ \ \ \\ ' \ \ \ ar # 4 pulls into the private drive and ,oceeds to Magnolia. I ,Y SUSTAINABLE ARCHITECTURE HISTORICAL COMMERCIAL RESIDENTIAL 201 South College Ave Studio 20° Fort Collins, CO 8052� ph: 970.224-571( fax: 970.224-571 F jd-architecture@gwest.rre 04 ar # 3 has backed out of their parking )ace and parked momentarily in the V wide drive area. Car #2 has entered :)m the private drive. ar # 2 easily passes car #3 and pulls to their parking space. The owner of ar #3 lowers the lift and begins icking up car #4. M SUSTAINABLE ARCHITECTURE HISTORICAL COMMERCIAL RESIDENTIAL 201 South College Ave Studio 205 Fort Collins, CO 80524 ph: 970.224-5710 fax: 970.224-5715 ici-archftecture@qwest.net --- ----------- EXHIBIT D The following six images depict a 'worst case' scenario of how the parking lifts will allow people to safely remove a car from either lift position. Please Note that all vehicles are acuratley represented in size and turning radius. Car # 1 = 2004 Ford Crown Victoria Car # 2 = 2002 Chevrolet Suburban Car # 3 = 2001 Dodge Dakota Sport Car # 4 = 2004 Ford Crown Victoria Car # 1 has simply backed out of their parking space passing car #2 as they enter from the private drive onto Magnolia. Unlike Car # 1 the owner of cars #3 & #4 has chosen to drive car #4 which is parked on their lift above car #3. This will require backing #3 out and lowering #4 then replacing car #3. 2 SUSTAINABLE ARCHITECTURE HISTORICAL COMMERCIAL RESIDENTIAL SECTION PLAN 201 South College Ave Studio 205 Fort Collins, CO 80524 ph: 970.224-5710 fax: 970.224-5715 jd-archhecturel!gwest.net EXHIBIT C The image below depicts how the parking lifts will safely stack a car above another. r SUSTAINABLE ARCHITECTURE HISTORICAL COMMERCIAL RESIDENTIAL 201 South College Ave Studio 205 Fort Collins, CO 80524 ph: 970.224-5710 fax: 970.224-5715 jcl-architedure@gwest.net From: Robert Steiner (Downtown Development Association) Sent: Monday, July 18, 2005 3:27 PM To: Anne Aspen Cc: Cameron Gloss; Pete Subject: Re: 210-212 W. Anne -- Wray; jcl-architecture@qwest.net Magnolia Lofts EXHIBIT B I have no argument with anything you wrote. Nevertheless, the project is still the victim, not because it doesn't provide the necessary parking but because the code does not recognize it as such. And in the end downtown and the community may end up paying the price as well. Chip Transportation Services Parking Division EYIH63rr A July 19: 2005 Mr. Corey Seitz, Loan Officer/Partner Excel Financial Group, LLC 3000 S. College Ave, Suite 104 Fort Collins, CO 80525 Dear Mr. Seitz Thank you for your inquiry about the possibility of leasing City -owned parking spaces to satisfy the land use code requirements for the Urban Living Lofts project at 210/212 West Magnolia. The City of Fort Collins Parking Services department is very supportive of residential redevelopment in the downtown area, and your project seems like a worthwhile addition to Downtown. As you know, the recently -completed Downtown Strategic Plan calls for residential redevelopment as a way to diversify Downtown and preserve its cultural and social fabric as the heart and soul of our City. While the City does not have surface lots in the vicinity of your project, and therefore cannot lease spaces to meet your parking requirements, Parking Services is intrigued by your proposal to install parking lifts in order to increase the amount of parking availability associated with your project. The use of parking lifts is commonplace in many eastern communities, and larger communities in the west, that have higher densities than Fort Collins. As the downtown area in Fort Collins becomes denser and continues to redevelop, it is important that we look at parking alternatives such as the parking lift. The parking lift is recognized in the industry as a fast, safe, and economical way to increase parking capacity. It is especially appropriate in settings where there is no available surface parking, and the cost of subterranean or structured parking is not feasible due to the size of the project. It is unfortunate that there is not more surface parking available in the area near your project. in my opinion, the parking lift is a viable alternative to address this short -fall. Please feel free to contact me if you need more information or have additional questions. Sincerely, Randy Hensle Parking Service Manager cc: David Averill, Transportation Planner 215 N. Mason ' P. O. Boa 580 ' For[ Collins. CO 80522-0580 ' (970) 221-661? ' FAX (970) 416-2452 Principle DD-1: Updated plan 2004 The downtown will provide a balance mix of land SUSTAINABLE use activities. While encouraging a mix of land uses throughout the Downtown, the ARCHITECTURE predominant land use character of each sub -district will be maintained. Land use intensity should decrease as distance from the center of each sub -district increases — establishing a transition between urban uses and adjacent neighborhoods. HISTORICAL COMMERCIAL Policy DD-1.15 Housing This mixed -use project embraces the objectives of the RESIDENTIAL Downtown District, Canyon Avenue Sub -District, offering employment in the form of professional offices located on the 1st floor with high density residential located on the top three floors. The parking as proposed would benefit the public good because it enhances the City - adopted development strategies related to parking as specified in the Downtown Strategic Plan where it recommends that development should "reduce overall parking ratios over time to create a 'park once' environment. The strict application of the standard would render the project economically infeasible. Downtown is a very unique location in Fort Collins; if we were to apply these city wide parking codes we would be heading discordant with the City -adopted development principles and strategies specific to the Downtown area. Both the Fort Collins City Parking Services and Downtown Development Association are in support of our proposed parking solution, and are attached as Exhibits A and B. In summary. We have provided what we believe is an exemplary solution to the unique parking problems that affect Downtown Fort Collins. Our proposed solution as a modification from the current LUC is a plan that is supported by our neighbors, city parking services, and the DDA. It addresses the parking issue equally or better than providing the off site parking that would be required to comply with the current LUC as written for the entire City of Fort Collins, with no consideration for the specific parking problems of the Downtown District. Further, our proposed solution is based on a New Urbanism ideal with the express intent to effectively increase parking capacity; reflecting a design standard nationally recognized by growing cities as optimal. With the recognition of that ideal, while at first glance the operation of the lifts may be a slight inconvenience to the people who choose to purchase our lofts, it is more likely that those individuals choosing to live in these residences will possess an appreciation for residing in the Downtown community and therefore favor a smart, current design solution. Exhibits C and D will graphically represent that lift operation will not be an actual inconvenience to residents. 70%D of the spaces are on ground level and 30% are on lifts. Finally, it is a unanimous consensus in the Downtown community that it makes much more sense to "inconvenience" the owners of the lofts with parking lifts than inconvenience the entire Downtown community as a result of the strict application of the parking codes to our project and requiring us to consume off site parking which is 201 South College Ave otherwise vital to the continued growth and development of the entire Downtown Studio 205 Fort Collins, CO 80524 District. ph: 970.224-5710 fax: 970.224-5715 jcl-archftecture@"est.net Only a strict interpretation of 3.2.2(D)(2) would disallow the counting of the lifts as SUSTAINABLE parking spaces. The owner of the parking space will also own the lift. To clarify, the ARCHITECTURE owner of the lift will own both cars and always have the option to simply drive the lower car on the lift. The length of the parking stalls are 18' and the lift is 13'8", allowing for an easy turning radius. The manufacturerers operation time is listed at thirty seconds. The space will only be "obstructed" in moments that are under control HISTORICAL of the tenants. Furthermore, the location of the lifts is off the public street in a private, COMMERCIAL enclosed parking structure and can in no way affect the traffic- carrying capacity of RESIDENTIAL West Magnolia. Our location is unique in the fact that it is within walking distance of many services that typically require travel by car such as grocery stores, post office, banks, entertainment, food establishments, hardware stores, copy centers, shopping areas, and other amenities that make Downtown Fort Collins conveniently navigable by foot or on bicycle. The "leave the car at home" aspect to downtown living is one of its key benefits. To strictly apply the Citywide LUC to a project in the Downtown "D" district would be in direct conflict with the principles and policies of the City Plan that support the proposed project as follows: Principal LU-1: Growth within the City will promote a compact development pattern within a well-defined boundary. Principal LU-2: The city will maintain and enhance its character and sense of place as defined by its neighborhoods, districts, corridors, edges. Policy LU-2.2: Urban Design. The design review process, supplemented by design standards and guidelines, will be used to promote new construction and redevelopment that contribute positively to the type of neighborhoods, districts, corridors, edges. Urban Living Lofts at Magnolia Street will compliment the compact development within the design for the "Downtown District." Principal T-1: The physical organization of the city will be supported by a framework of transportation alternatives that maximizes access and mobility throughout the city, while reducing dependence upon the private automobile and is the objective within the project. The alternative to traffic is encouraged by providing the living within the workplace area. Principal T-2: Mass transit will be an integral part of the city's overall transportation system. Policy 2.3 Transit Route Design: The site is located on Magnolia, one block from the future Mason Street Transportation Corridor, which is proposed to be an enhanced travel corridor. Transfort Bus service is currently available on Mason Street. The proposed development will connect with existing bicycle lanes as well as provide pedestrian connectivity to transit stops, shopping, schools, and employment and other downtown destinations. Principal T-4: Bicycling will serve as a practical alternative to automobile use for all trip purposes. Principle HSG-1: A variety of housing types and densities will be available throughout 201 South College Ave the urban area for all income levels. Studio 205 Hlic Fort Collins, CO 80524 Poy SG-1.1: Land Use Patterns ph: 970224-5710 fax: 970.224-5715 ici-archftectLrre@"est.net The Modification Request SUSTAINABLE ARCHITECTURE 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 Language Section 3.2.2(K)(1)(a) of the LUC states for each two-family and HISTORICAL multifamily dwelling there shall be parking spaces provided as indicated by the COMMERCIAL following table: RESIDENTIAL Number of Bedrooms/Dwelling Unit Parking Spaces Per Dwelling Unit One or less 1.5 Two 1.75 Three 2.0 Four and above 2.5 Code Language Section 3.2.2(D)(2) of the LUC states: Access. Unobstructed vehicular access to and from a public street shall be provided for all off-street parking spaces. Vehicular access shall be provided in such a manner as to protect the safety of persons using such access or traveling in the public street from which such access is obtained and in such manner as to protect the traffic -carrying capacity of the public street from which such access is obtained. REQUESTED MODIFICATION Our PDP as submitted would require the following on site parking per sections 3.2.2(K)(1)(a) and 3.2.2 (D)(2) of the Fort Collins LUC. Dwelling Units Parking Spaces Per Dwelling Unit Required Spaces One bedroom units (4) 1.5 6 Two bedroom units (12) 1.75 21 Three bedroom units (2) 2 4 Total Required Off Street Spaces 31 The Situation. Because the total site behind the existing building allows for 8,000 s.f. of usable parking, in order to meet our requirement we would need 11,300 s.f. A multi- level garage is neither an efficient use of this given square footage nor does it make the project economically feasible. We request a modification to LUC 3.2.2 (D)(2) to -allow the 8 proposed lifts that will be located inside our secure private parking to be counted towards our total off street parking requirement. Furthermore we request that the total number of parking spaces per LUC 3.2.2(K)(1)(a) be reduced from 31 to 30 spaces. Modification of Standards — Justification, section 2.8.2(H)(1). The proposed modification of standard promotes the general purpose of the code, equally well or better than would a plan which complies with the standards for the following reasons. 201 South College Ave Studio 205 Fort Collins, CO 80524 ph: 970.224-5710 fax: 970.224-5715 jck3rchitecture@qwest.net MODIFICATION REQUEST 1 City of Fort Collins SUSTAINABLE Administrative Hearing ARCHITECTURE 281 North College Ave. Fort Collins, CO. 80524 HISTORICAL Modification to Standards Request COMMERCIAL RESIDENTIAL Urban Living Lofts at Magnolia Street 210 West Magnolia Background Information Urban Living Lofts at Magnolia Street is a proposed mixed -use building to be located at 210/212 West Magnolia Street, Fort Collins. The proposed structure will be a 4-story, mixed -use facility, with commercial office and covered parking at ground level and three stories of residential lofts. Currently, the site contains an office building with a parking lot in the rear. We will be adaptively reusing the existing structure as part of the new design. This property is located in the Fort Collins Downtown "D" district. The proposed building will be four stories, approximately 28,910 square feet of building and 9,000 square feet of parking. The building is placed on the property lines, approximately 95 by 125 feet, as allowed in the Downtown District which encourages minimal setbacks. The project will offer professional office space including a conference center on the 1 Bt floor of the building. To the rear of the office space will be an attached parking garage structure, 8,090 square feet, for the residential units; other parking is available on Magnolia Street for the tenants and clients of the commercial office space. The enclosed parking will consist of 31 parking spaces for the owners of the loft units. Current access to the parking in the rear of the commercial space of the building will continue to the covered parking that will be enclosed, yet have openings to allow for natural air -flow throughout the parking structure. Access from the existing alleyway will allow for parking ingress/egress. Bike racks will also be provided within the parking area for both owners and tenants of the commercial office space. The upper three floors will consist of residential loft units ranging in size from 960 square feet to 1,465 square feet with a lobby area located on each floor. Open light shafts will travel from the roof throughout each floor, allowing for natural light in all areas. The building will have an elevator accessing the loft units above as well as going down to the individual storage for each unit located in the basement. The site has been designed with pedestrian use in mind by providing access to the existing sidewalks adjacent to the proposed building. From the site, these sidewalks lead to many downtown destinations including the Mason Street Corridor, one block to the east. The Urban Living Lofts at Magnolia Street will provide the comfort and closeness of downtown living with amenities such as work, dining, and entertainment within the immediate surroundings. 201 South College Ave Studio 205 Fort Collins, CO 80524 ph: 970,224-5710 fax: 970.224-5715 jd-arehitecture@gwest.net