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Home My WebLink About210-212 W. MAGNOLIA ST., URBAN LIVING LOFTS - MOD #2 - 24-05/B - REPORTS - RECOMMENDATION/REPORTRequest for Modification #2—210-212 W. Magnolia —Urban Living Lofts at Magnolia — Filing #24-05B October 3, 2005 Administrative Hearing Page 7 The Land Use Code Team has determined that the Land Use Code should reflect LCUASS in this regard and has added it as an item on the Fall Land Use Code Changes to be presented before the Planning and Zoning Board on November 17, 2005. City Council will vote on the proposed changes on December 6, 2005 and the second reading is scheduled for December 20th, 2005. Assuming that the Land Use Code changes are adopted in December, the new requirement for a one-way drive aisle for between 60 and 90 degree parking will be 20 feet. Though this change is not presently in place in the Land Use Code, members of the Land Use Code team anticipate no opposition to this proposed change. With that, staff determines that the proposed plan is sufficiently safe to meet the intent of the Land Use Code with regards to parking safety, convenience and efficiency. The proposed 18-feet 8- inch dimension is 93% of the 20-foot dimensional requirement that is likely to be in place after December of this year. The 7% shortfall is nominal and inconsequential when viewed within the context of the entire development plan. To support this, other widely accepted professional documents such as Architectural Graphic Standards, referenced in the applicant's letter suggest dimensions for this condition that are even less than that proposed. FINDINGS OF FACT/ CONCLUSION In reviewing this proposed alternative plan for purposes of determining whether it accomplishes the purposes of 2.8.2 of the Land Use Code as required, Staff has determined that: a) The granting of the modification would not be detrimental to the public good because the off-street parking has been designed to be safe, convenient and efficient; and, b) Based on the information given above in the staff analysis section, the proposed design meets the test for a nominal and inconsequential deviation from the Land Use Code. STAFF RECOMMENDATION: Staff recommends approval of the modification request. ATTACHMENTS: Request for modification of standards letter from applicant and associated illustrations Request for Modification #2—210-212 W. Magnolia —Urban Living Lofts at Magnolia — Filing #24-056 October 3, 2005 Administrative Hearing Page 6 (3) Long -Term Parking Stalls. As an option in long-term parking areas, if no compact car stalls are to be included, all long-term parking stalls may be designated using the following stall dimensions: Parking Angle Stall Width Stall Length 0 8 21 30 8 19 45 8 19� 60 90 � 8.5 8.5 18 18 (4) Vehicular Overhang. The stall dimensions indicated above may be modified with respect to vehicular overhang as indicated in Figure 5, except that compact vehicle spaces may not be reduced in depth to a dimension that is less than the required depth indicated above. According to this chart, the applicant is required to provide a drive aisle that is 24 feet wide. The proposed drive aisle is one-way. The applicant requests a modification so that the drive aisle can be dimensioned at 18-feet 8-inches based on the nominal and inconsequential rationale set forth in Section 2.8.2(H)(4). STAFF'S ANALYSIS OF MODIFICATION REQUEST The section of the Land Use Code cited above originated in a "Parking Lot Development Guide" adopted by reference by the City in 1980 as a part of the off-street parking ordinance. In 2001, the City adopted the Larimer County Urban Area Street Standards (LCUASS). At that time, the dimensions (in Figure 19-7 of LCUASS, attached) were modified such that dimension "F-Two-Sided Loading Width" was called out as "Two -Sided or Two -Way Loading Width" and dimension "G-One-Sided Loading Width" was called out as "One -Sided or One -Way Loading Width". Request for Modification #2—210-212 W. Magnolia —Urban Living Lofts at Magnolia — Filing #24-056 October 3, 2005 Administrative Hearing Page 5 A -Angle of Parking B-Stall Width C-Stall Length D-Stall Depth E-Curb Length F-Two-Sided Loading Width G-One-Sided Loading Width • When garages are located along a driveway and are opposite other garages or buildings, the driveway width must be increased to 28 feet. *s When an overhand is allowed to reduce stall depth, aisle width must be increased to 22 feet. (See Figure 4) Figure 4 Parking Stall Dimensions A' Request for Modification #2 —210-212 W. Magnolia —Urban Living Lofts at Magnolia — Filing #24-05B October 3, 2005 Administrative Hearing Page 4 TABLE Standard Vehicle Dimensions in feet A B c T D E F G 0. 8 23 8 1 23 20 12 300 8.5 20 17.4 17 20 15 450 8.5 20 20.2 12 -T- 20 15 600 9 19 21 10.4 24 20 900 �A{-9 19 19 1 9 24* 1 20** TABLE Compact Vehicle Dimensions in feet A B C D E G 00 300 7.5 7.5 19 '5 16 7.5 14.8 I 19 15 111 20 20 12 15 450 7.5 16.5 17 10.6 20 15 600 8 16 17.9 9.2 24 20 900 8 15 15 8 24* 20** Request for Modification #2—210-212 W. Magnolia —Urban Living Lofts at Magnolia — Filing #24-05B October 3, 2005 Administrative Hearing Page 3 (b) the proposed project would, without impairing the intents and purposes of the LUC, substantially address an important community need specifically and expressly defined and described in the City's Comprehensive Plan, adopted policy, ordinance or resolution, and that the strict application of such a standard would render the project practically infeasible, or (c) strict application of the standard sought to be modified would result in unusual and exceptional practical difficulties or exceptional or undue hardship due to exceptional physical conditions unique to such property. (d) plan will not diverge from the standards of the LUC except in a nominal way when considered from the perspective of the entire development plan and will continue to advance the purposes of the LUC. APPLICANT'S REQUEST This is a request for modification to the following section of the Land Use Code: (L) Parking Stall Dimensions. Parking areas for automobiles shall meet the following minimum standards for long- and short-term parking of standard and compact vehicles: (1) Standard Spaces. Parking spaces for standard vehicles shall conform with the standard car dimensions shown on Table A. (2) Compact Vehicle Spaces in Long-term Parking Lots. Those areas of a parking lot that are approved as long-term parking have the option to include compact parking stalls. Such approved long-term parking areas may have up to forty (40) percent compact car stalls using the compact vehicle dimensions set forth in Table B. Request for Modification #2—210-212 W. Magnolia —Urban Living Lofts at Magnolia — Filing #24-05B October 3, 2005 Administrative Hearing Page 2 COMMENTS BACKGROUND The surrounding zoning and land uses are as follows: N: D — Downtown District, Canyon Avenue Subdistrict. Existing commercial (First National Bank building and parking lot) with D beyond; E: D — Downtown District, Canyon Avenue Subdistrict. Existing commercial (First Interstate Bank and parking lot); W: D — Downtown District, Canyon Avenue Subdistrict. Existing residential and commercial (Edwards residence and existing multifamily residential and office) with federal offices beyond; SE: D — Downtown District, Canyon Avenue Subdistrict. Existing commercial space and one single family residence S: D — Downtown District, Canyon Avenue Subdistrict. Existing commercial office buildings. SW: D — Downtown District, Canyon Avenue Subdistrict. Existing commercial office (US Bank) with existing office and multifamily dwelling units beyond. The property at 210 and 212 W. Magnolia contains a 2250 square foot structure currently used as commercial office space. The project proposed is contingent upon two modifications requested, which are items #1 and 2 on the agenda for this Administrative Hearing. Please refer to the staff reports for Modification # 1 and for the Project Development Plan (PDP) for details of the other modification requested and the plan as a whole. MODIFICATION REQUEST — PERTINENT CODE SECTIONS This modification is requested in accordance with the review procedures set forth in Section 2.8.2(H) of the Land Use Code as follows: Section 2.8.2(H) of the LUC specifies that in order to approve a modification, the Hearing Officer must find that: (1) the granting is not detrimental to the public good, and that (2) the plan as submitted would satisfy one of the following: (a) the general purpose of the standard is satisfied equally well or better than a plan that satisfies the standard, or ITEM NO. 2of 3 MEETING DATE 10131 STAFFi City of Fort Collins HEARING OFFICER STAFF REPORT PROJECT: 210 & 212 W. Magnolia St. — Urban Living Lofts at Magnolia — Modification of Standards #2 - Type I (# 24-056) APPLICANT: Alan Strope Urban Living Concepts, LLC 3201 E. Mulberry St., Suite B Fort Collins, CO 80524 OWNER: Urban Living Concepts, LLC 3201 E. Mulberry St., Suite B Fort Collins, CO 80524 PROJECT DESCRIPTION: The owner of the existing commercial building at 210-212 W. Magnolia has submitted an application to redevelop the site into mixed use lofts —(item #3 on the agenda for this Administrative Hearing). This is a separate, stand alone request for a modification of a standard set forth in Section 3.2.2 Access, Circulation and Parking of the Land Use Code (LUC), more specifically Section 3.2.2(L) Parking Stall Dimensions. The applicant proposes to dimension the drive aisle in the parking structure at 18-feet 8-inches instead of the required 24 feet. The property is located on the north side of Magnolia just west of Mason St. It is in the D - Downtown District, Canyon Avenue Subdistrict. EXECUTIVE SUMMARY: The applicant requests this modification to be able to dimension the one way drive aisle within the parking structure at 18-feet 8-inches instead of the required 24 feet. RECOMMENDATION: The staff recommends approval of the modification request 210 & 212 W. Magnolia_ St. — Urban Living Lofts at Magnolia — Modification of Standards #2 - Type I (# 24-0513). COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750 PLANNING DEPARTMENT