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HomeMy WebLinkAboutMAX FLATS - PDP - PDP120034 - SUBMITTAL DOCUMENTS - ROUND 2 - MODIFICATION REQUEST (3)February 20, 2013 Administrative Hearing Officer c/o City of Fort Collins Current Planning Department 281 North College Ave. Fort Collins, CO 80524 Re: MAX Flats Project Development Plan Please accept this request for a Modification of Standards to Section 3.2.2(C)(4)(b) of the Land Use Code. Background The MAX Flats PDP is located at 203 West Mulberry. The .70-acre lot is currently being used as a small auto dealership. The site will be redeveloped into an L-shaped building to be oriented to the corner of Mulberry and Mason Streets. The mixed use building will be 5 stories in height, with 64 dwelling units and approximately 1,500 sq. ft. of retail space propsed on the ground floor. Overall net density of the project is 91.4 dwelling units per acre. The project will provide 64 off- street spaces, located at the rear of the building and partially tucked under a parking structure. The site is in the C-C zoning district as well as within the TOD Overlay district. The Mulberry Station for the MAX BRT stop is located on the east side of the building. This modification requested is in accordance with the review procedures set forth in Section 2.8.2(H) of the Land Use Code as follows: Modification to Section 3.2.2(C)(4)(b) Code Language: Section 3.2.2(C)(4)(b) Bicycle Facilities states the following: “(b) Bicycle Parking Space Requirements. The minimum bicycle parking requirements are set forth in the table below. For uses that are not specifically listed in the table, the number of bicycle parking spaces required shall be the number required for the most similar use listed.” Use Categories Bicycle Parking Space Minimums % Enclosed Bicycle Parking/ % Fixed Bicycle Racks Residential and Institutional Parking Requirements MAX FlatsPDP Bicycle Parking Modification of Standards 2-20-13 Multi-Family Residential 1 per bedroom 60%/40% Requested Modification: MAX Flats PDP will have 100 bedrooms, therefore 100 bike parking spaces are required. Of the 100, 60 spaces are required to be enclosed and 40 spaces are to be in fixed racks. The project provides 64 enclosed spaces located within the units, with 32 spaces located in fixed racks along Mason Street and on the west side of the building. In addition, there will be 10 spaces in racks located within the right-of-way on Mason Street, totaling 42 fixed spaces. Bike Parking Required: 100 bedrooms = 100 spaces (60% covered/40% fixed) Bike Parking Provided: 64 enclosed (64%) 42 fixed racks (42%) Total 106 Since 10 of the fixed rack spaces are in the Mason Street right-of-way, we are requesting a Modification to allow the project to be able to count the spaces towards the total requirement. Justification We feel that the granting of this modification of standards would not be detrimental to the public good, and the plan as submitted will not diverge from the standards of the Land Use Code that are authorized by this Division to be modified except in a nominal, inconsequential way when considered from the perspective of the entire development plan, and will continue to advance the purposes of the Land Use Code as contained in Section 1.2.2 for the following reasons:  The development will provide a site that enhances the safety and convenience of walking and bicycling as alternative means of transportation  The site is located right on the MAX BRT/Mason Street Corridor. There will be a stop on the east side of the building. There is a public benefit by providing racks within the right- of-way that will be used adjacent to he transit stop. Further, the Mason Street right-of-way is in its ultimate location, thus the risk of removing the bike racks in the future is minimal.  The overall project provides a design that is compatible with the quality of the neighborhood and consistent with the following Transportation Principles and Policies from City Plan:  Principle T 9: Enhanced Travel Corridors will contain amenities and designs that specifically promote walking, the use of mass transit, and bicycling.  Policy T 9.2 – Pedestrian, Bicycle, and Transit Interface and Access. Provide the highest Level of Service with respect to the interface of pedestrians, bicyclists, and transit in Enhanced Travel Corridors. A fundamental consideration in the design of an Enhanced Travel Corridor will be making the character of the corridor and access to transit safe, secure, attractive, and convenient for pedestrians and bicyclists. MAX FlatsPDP Bicycle Parking Modification of Standards 2-20-13  Principle T11: Bicycling will be a safe, easy, and convenient mobility option for all ages and abilities.  Policy T 11.1 – Bicycle Facilities. Ensure safe and convenient access by bicycle in neighborhoods and other pedestrian and bicyclist-oriented districts. We look forward to working with you during this process and will be happy to answer any questions you may have.