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HomeMy WebLinkAbout210-212 W. MAGNOLIA ST., URBAN LIVING LOFTS - MOD #1 - 24-05/A - REPORTS - MODIFICATION REQUEST201 south College Ave Studio 205 Fort Collins, CO 80524 6 fax: 970.224-5715 jc W rohitectureQgwest.net pp Car # 4 easily backs past their other car J� #3 and pulls ahead. The owner then pulls car #3 back onto the lift. —1 I l I 4 �T- ] . I -I ` — C t Car # 4 pulls into the private drive and ■ • �Fm - �_. proceeds to Magnolia. SUSTAINABLE ARCH I TE C TU IRE HISTORICAL COMMERCIAL RE SIOE NT IAL 201 South College Ave Studio 205 Fort Collins, CO 80524 :4-5710 fax 970.224-5715 jctarchitecture@gw st.net 1 +. 3 1 Car # 3 has backed out of their parking space and parked momentarily in the drive area. Car #2 has entered from the private drive. Car # 2 easily passes car #3 and pulls into their parking space. The owner of Car #3 lowers the lift and begins backing up car #4. © 0 0 0 ' 2� 1 201 South College Ave Studio 205 Fort Collins, CO 80524 2 W: 970.224-5715 jclarchftectureQgwest.net 2 M • JI_v '-1 I • m 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 accurately 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. SETIDN PI AK 201 South College Ave Studio 205 Fort Collins, CO 80524 fax 970224-5715 jclarchftectureQgwest. net EXHIBIT C The image below depicts how the parking lifts will safely stack a car above another. 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@gwest.net Magnolia Lofts EXHIBIT e 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 201 South College Ave Studio 205 Fort COMM, CO 8=4 - - fax. 570.224-5715 OWdWbWzeQgwed.rwt S _ A R C r "_, HI c T. R.: A'. COMMERCIAL RESIDENTIAL 201 South College Ave Studio 205 Fort Collins, CO 80524 ?4-5710 fax: 970.224-5715 tct-architecture@qwest.net EXHIBIT A The image below depicts the proposed enclosed parking layout set to the property line on the north and the existing building to the south 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 the urban area for all income levels. PolicyHSG-1.1: Land Use Patterns Principle DD-1: Updated plan 2004 —The downtown will provide a balance mix of land use activities. While encouraging a mix of land uses throughout the Downtown, the 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. Policy DD-1.15 Housing This mixed -use project embraces the objectives of the Downtown District, Canyon Avenue Sub -District, offering employment in the form of professional offices located on the first 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 discordant to 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, the site 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 201 South College Ave on bicycle. The "leave the car at home" aspect to downtown living is one of its key Studio 205 Fort Collins, CO 80524 benefits. fax: 970.224-5715 ict-amhftecture@qwest.net Modification of Standards — Justification, section 2.8.2(Hx1). 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. Only a strict interpretation of 3.2.2(D)(2) would disallow the counting of the lifts as parking spaces. The owner of the parking space will also own the lift. To clarify, the 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 manufacturer operation time is listed at thirty seconds. The space will only be "obstructed" in moments that are under control of the tenants. Furthermore, the location of the lifts is off the public street in a private, enclosed parking structure and can in no way affect the traffic- carrying capacity of West Magnolia. Exhibits C and D will graphically represent that lift operation will not be an actual inconvenience to residents. 70% of the spaces are on ground level and 30% are on lifts. With this understanding, the operation of the lifts are an easy and convenient solution for those individuals choosing to live in these residences. Finally, 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 otherwise vital to the continued growth and development of the entire Downtown 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 201 south college Ave travel corridor. Transfort Bus service is currently available on Mason Street. The Studio 205 Fort Collins, co W524 proposed development will connect with existing bicycle lanes as well as provide fax: 970.224-5715 jclarchkectureQgwest.net The Modification Request 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 multifamily dwelling there sha0 be parking spaces provided as indicated by the following table: Number of BedroomsiDwellino Unit Parkina Spaces Per Dwellina 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 One bedroom units (4) Two bedroom units (12) Three bedroom units (2) 2 4 Total Off Street Spaces Required 31 Total Off Street Spaces Provided 30 (22 Ground Spaces with 8 Vehicle Lifts) Per Dwelling Unit Required Spaces 1.5 6 1.75 21 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. The Situation. Our location is unique in the fact that it is adaptively reusing an existing building. The position of the existing commercial building dictates the amount of ground level parking space on site, while at the same time the market rates of the site location control the amount of units for a viable project. 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. 201 South College Ave Studio 205 Fort Collins, CO 80524 fax 970.224-5715 jcl- ro dectum@gwest.net City of Fort Collins Administrative Hearing 281 North College Ave. Fort Collins, CO. 80524 Modification to Standards Request Urban Living Lofts at Magnolia Street 210 West Magnolia MODIFICATION REQUEST 1 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 facility, with commercial office space and covered parking garage at ground level with three stories of residential lofts above. 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 including 9,000 square feet of parking. The building is placed on the property lines, which measure approximately 95 by 125 feet, as recommended by the Downtown District to utilize minimal setbacks. The project will offer professional office space including a conference center on the 1st floor of the building. To the rear of the office space will be an attached parking garage structure for the residential loft units consisting of 30 parking spaces; other parking is available on Magnolia Street for guests of the tenants and clients of the commercial office space. Current access to the parking in the rear of the commercial space of the building will be used to access the enclosed parking garage, which will 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 lofts and 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 loft 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 201 South College Ave within the immediate surroundings. Studio 205 Fort Collins, CO 80524 fax: 970.224-5715 pl-architecture6gwest, net