HomeMy WebLinkAbout120 CHERRY ST., CHERRY ST. STATION - PDP - 9-05 - SUBMITTAL DOCUMENTS - ROUND 1 - MODIFICATION REQUESTPlan where, in section 3.14.2, it recommends that development should
"reduce overall parking ratios over time to create a `park once'
environment."
b) The granting of the modification would substantially address an
important community need specifically and expressly defined and
INI described in the City's Comprehensive Plan because it is in close
proximity to (one block away from) the Downtown Transit Center
(DTC), is in a walkable environment, has a mix of uses, and utilizes
structured parking.
c) The strict application of the standard would render the project
practically infeasible because the unique shape of the site can
accommodate adequate parking, but only through the use of the
tandem parking spaces.
We sincerely a reciate your consideration in this matter, and look forward to discussing
the merits of th�request as part of the Type 1 hearing.
t
or service uses. All parking must provide for visibility, personal safety and security.
Other parking considerations include the following:
a. Shared parking is encouraged for nearby uses in quantities reflecting
staggered peakperiods of demand. Retail, office and entertainment uses should
share parking areas and quantities. A portion of any project's parking
requirements should be satisfied by on -street parking.
b. Parking lots will not dominate the frontage of pedestrian -oriented streets or
interrupt pedestrian routes. Lots should be located behind buildings, in side
yards, or in the interior of blocks to the greatest extent practicable.
c. Large -surface parking lots will be visually and functionally segmented into
several smaller lots, if practical. Land devoted to surface parking lots should be
reduced, over time, through redevelopment and/or construction of structured
parking facilities. "
The Modification
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 Lanatiage. Section 3.2.2(K)(1)(a) of the LUC states, for
each two-family and multi family dwelling there shall be parking
spaces provided as indicated by the following table:
Number of Bedroomsffiwelling Unit
Parking Spaces Per Dwelling Unit*
One or less
1.5
Two
1.75
Three
2.0
Four and above
2.5
Requested Modification In the worst case scenario, the PDP will have the
following parking impacts: (a) 16 residential units, up to 2 bedrooms each (1.75
spaces per unit = 28 spaces) ; (b) 2 residential 1 bedroom units (1.5 spaces per
unit = 3 spaces). The LUC would require a minimum of 31 off-street parking
spaces to serve such a development. We request a modification to Section
3.2.2(K-)(1)(a) of the LUC to reduce the total required number of off-street
parking spaces from 31 to 21.
Suggested Findings.
a) The granting of the modification would not be detrimental to the
public good because it enhances the City adopted development
strategies related to parking as specified in the Downtown Strategic
March 2, 2005
City of Fort Collins
Administrative Hearing Officer
281 North College Ave.
Fort Collins, C) 80524
Subject: Request for Modification from parking standards for
Cherry Street Station
Dear Hearing Officer,
Background
The Cherry Street Station PDP is a mixed -use project, located in the CCR
— Community Commercial River Corridor zone district. We propose a
range in the quantity of residential and commercial uses. The range would
vary between option A which would have 17 residential dwelling units
and 1,600 square feet of ground floor commercial, and option B would be
18 residential dwelling units with no commercial. In either case we
request that the most parking intensive scenario would be a building that
has a minimum required number of parking spaces of 31. In this most
parking intensive scenario there would be 18 dwelling units, up to 16 of
which would be 2 bedroom units, and the remaining 2 dwelling units
would be 1 bedroom units.
As designed, the building will have 21 parking spaces that qualify to be
counted in accordance with 3.2.2(D)(2) of the LUC, because they have
unobstructed access to and from a public street. Additionally, as designed,
the building will have 10 parking spaces that don't qualify to be counted
in accordance with 3.2.2(13)(2) of the LUC because they are tandem
spaces that are obstructed by other parking spaces.
Important Community Need (As Described in City Plan)
City Plan specifies the following important community need:
"Policy CCD-1.19 Parking. Reduced parking standards should be
applied to Community Commercial Districts in recognition of their
proximity to high -frequency transit service and their walkable
environment and mix of uses. On -street parking should be maximized.
Parking structures should be encouraged, including ground floor retail
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