HomeMy WebLinkAboutTHE SUMMIT ON COLLEGE PARKING GARAGE - MJA/FDP - FDP130056 - SUBMITTAL DOCUMENTS - ROUND 1 - MODIFICATION REQUEST (6)DESMAN ASSOCIATES ARCHITECTS ENGINEERS PLANNERS PARKING CONSULTANTS RESTORATION ENGINEERS
DENVER CORPORATE CENTER III 7900 EAST UNION Ave #925 PHONE 303/740-1700 FAX 303/740-1703 email@desman.com
NEW YORK CHICAGO WASHINGTON, D.C. BOSTON CLEVELAND HARTFORD FT. LAUDERDALE DENVER
December 10, 2013
Mr. Russ Hovland
Plans Examiner
Community Development & Neighborhood Services
281 N. College Avenue
PO Box 580
Fort Collins, CO 80522
RE: Request for Modification of Standards
The Summit on College Parking Structure
Dear Mr. Hovland:
Following is our analysis of accessible parking for the Summit on College parking structure and adjacent
parking lot. There are 12 parking spaces that will remain in the lot, of which six (6) are accessible spaces. Of
the six existing accessible spaces, two (2) are van accessible with a shared 8’ wide access aisle. There are 436
total parking spaces in the proposed parking structure. Because there are two separate parking facilities on the
site, the number of accessible spaces required should be calculated separately for each parking facility. Based
on Table 1106.1 in the International Building Code (IBC), shown below, the 12-space lot requires one (1)
accessible space and 436-space parking structure requires nine (9) accessible spaces. The IBC in Section 1106.5
states that one (1) van accessible space should be provided for every six or fraction of six accessible parking
spaces provided. Therefore, of the ten (10) required accessible spaces, two (2) are required to be van accessible
(10 ÷ 6 = 1.66 = 2 rounded up).
TABLE 1106.1
ACCESSIBLE PARKING SPACES
TOTAL PARKING REQUIRED MINMIMUM NUMBER
SPACES PROVIDED OF ACCESSIBLE SPACES
1 to 25 1
26 to 50 2
51 to 75 3
76 to 100 4
101 to 150 5
151 to 200 6
201 to 300 7
301 to 400 8
401 to 500 9
501 to 1,000 2% of total
1,001 and over
20, plus one for each 100, or
fraction thereof, over 1,000
It is requested that the number of accessible spaces required not be based separately on the number of uncovered
and covered spaces, as suggested at the meeting with you on 12/03/13. The 140 uncovered spaces and the 308
covered spaces would require 13 total accessible spaces based on the table above. It is understood that the
existing six accessible spaces in the lot are significantly underutilized and it would be preferred not to provide
DESMAN
ASSOCIATES
Modification of Standards
December10, 2013
Page 2
seven more accessible spaces that will be significantly underutilized. The six existing accessible spaces in the
lot and the accessible ramp to the nearest building entrance are shown in the photographs below.
Although it would be possible to provide four more accessible spaces in the lot next to the existing accessible
spaces, we are proposing locating the four additional accessible spaces in the parking structure next to the
elevator. Three of the four accessible spaces would be covered, which may be preferred by some residents with
disabilities. The disabled patrons parking in the garage would have direct access to the sidewalk east of the
parking facility, which is connected to an existing marked crosswalk crossing Stuart Street and then to multiple
primary destinations at the student housing complex.
The granting of the requested modification of standards would not be detrimental to the public good and will
promote the general purpose of the standard for which the modification is requested equally as well as the
standard for which the modification is being requested. Based on the information presented herein, the request
for modification of standards is very reasonable and should be granted.
Respectfully submitted,
DESMAN Associates
Scot D. Martin Stephen J. Rebora, R.A.
Senior Parking Consultant President