HomeMy WebLinkAboutMAX FLATS - PDP - PDP120034 - SUBMITTAL DOCUMENTS - ROUND 2 - MODIFICATION REQUEST (4)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(L)(2) 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(L)(2)
Code Language: Section 3.2.2(L)(2) Parking Stall Dimensions statess the following:
“(L) Parking Stall Dimensions. Off-street parking areas for automobiles shall meet the
following minimum standards for long- and short-term parking of standard and
compact vehicles:
(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.”
MAX FlatsPDP Compact Car Modification of Standards
2-20-13
Requested Modification: The property is in the TOD Overlay zone district, which does not require
parking for the residential units. The MAX Flats project is providing 64 off-street parking spaces.
27 are standard (9’ x 19’) spaces and 37 are compact (8’ x 15’) spaces. Due to unique challenges
with the 100’ wide site, there is scarcely sufficient room for the required drive aisle widths, parking
stall depths and the parking structure.
The following parking spaces are provided:
Standard Parking Stalls = 27 (42.2%)
Compact Parking Stalls = 37 (57.8%)
Total 64 (100.0%)
The Code requires 64 spaces x 40% = 25 compact spaces maximum
Given the above, we respectfully request that the MAX Flats PDP project be allowed to exceed
the maximum number of compact spaces by 12 spaces.
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 modification is minor, when considered from the perspective of the entire
development plan, which provides consistency with the Land Use Code in terms of
enhanced architecture, building articulation and quality materials.
While not required in the TOD, the off-street spaces provided help reduce on-street
parking demand, thus providing a benefit to the surrounding neighborhood.
The project is providing 1 space per unit and .64 spaces per bedroom.
We feel that the proposed alternative plan ensures sensitivity to the surrounding
neighborhood by building an attractive, desirable product that the community can be proud
of. Although not strictly a criteria for justification, the consruction of the project would be a
benefit to the neighborhood. The resulting project enhances the established character of
the neighborhood with an intensity of use that is consistent with the purpose statement of
the C-C zone district which “provides a combination of retail, offices, services, cultural
facilities, civic uses and higher density housing. Multi-story buildings are encouraged to
provide a mix of residential and nonresidential uses. Offices and dwellings are encouraged
to locate above ground-floor retail and services.”
We look forward to working with you during this process and will be happy to answer any
questions you may have.