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HomeMy WebLinkAboutLINDEN STREET PARKING LOT (FORMERLY JEFFERSON STREET PARKING LOT) - PDP - PDP150001 - SUBMITTAL DOCUMENTS - ROUND 1 - MODIFICATION REQUESTland planning  landscape architecture  urban design  entitlement Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662  www.ripleydesigninc.com January 7, 2015 Linden Street Parking Lot Modification Request- Parking Lot Street Frontage DIVISION 4.17(D)(3)(b)3 Street Frontage 3. Street frontage. Proposed parking lots and/or vehicular use areas located within fifty (50) feet of any street right-of-way shall not exceed fifty (50) percent of the street frontage of the parcel upon which the parking lot or vehicular use area is proposed. Background and Reason for the Request The approximately 1-acre site is located at the northeast corner of Linden Street and Jefferson Street. The project consists of a parking lot expansion and bike parking which will serve the needs of several real estate projects planned on lower Linden Street by Blue Ocean Enterprises. The parking lot will add 33 spaces to the existing 14 space lot at Rodizios, for a total of 47 spaces. Extensive landscape and seatwalls will be installed to act as an aesthetically pleasing buffer between the street and the parking lot. A stand-alone parking lot in an allowable use in this district per code section 4.17(B)(3)(c)8. Since the principal use of this site will be for a parking lot, approximately 80% of the frontage on Linden and Jefferson Streets is designated for parking. Justifications The Land Use Code states that the decision-maker may grant a modification of standards only if it finds that the granting of the modification would not be detrimental to the public good; and the decision-maker must also find that the Modification meets one of the following four criteria described in the LUC. (2) the granting of a modification from the strict application of any standard would, without impairing the intent and purpose of this Land Use Code, substantially alleviate an existing, defined and described problem of city-wide concern or would result in a substantial benefit to Jefferson Street Parking Lot PDP Modification Request – Parking Lot Street Frontage January 7, 2015 Page 2 of 2 Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662  www.ripleydesigninc.com the city by reason of the fact that the proposed project would substantially address an important community need specifically and expressly defined and described in the city's Comprehensive Plan or in an adopted policy, ordinance or resolution of the City Council, and the strict application of such a standard would render the project practically infeasible; The proposed parking lot addresses many important community needs as identified by the City Plan Principles and Policies. ECONOMIC HEALTH The project is located in the City’s ‘Targeted Activity Center’ as shown on the ‘Targeted Infill and Redevelopment Areas’ map. The parking lot will be utilized to support several unique redevelopment projects that will enhance the area. The ability to provide employee parking is very important for the feasibility of the redevelopment projects being undertaken by Blue Ocean Enterprises. This makes the parking lot essential to the projects, in turn supporting the creation of jobs. The parking lot will add 33 spaces to the existing 14 space lot at Rodizios, for a total of 47 spaces. This will free up 33 new spaces on the surrounding streets and parking areas, helping to reduce parking pressure and making it easier for employees and customers to find parking and visit the area. There will also be 16 bike parking spaces to encourage alternative transportation to the area. COMMUNITY AND NEIGHBORHOOD LIVABILITY Attractive landscape and several seat/screen walls will enhance the streetscape in what is currently a sparse lawn. The low walls are proposed to be brick with a sandstone cap which will relate to the walls in front of the adjacent property to the North (Rodizio Grill). The seatwalls will provide several places for pedestrians to sit while also screening headlights from the parking lot. In addition to an existing street light, several parking lot lights will be provided to encourage a safe environment at night. The enhanced streetscape will not only create an aesthetically pleasing view from the road, but will foster safe pedestrian activity and connectivity to adjacent businesses. TRANSPORTATION This project will free up 33 spaces on the surrounding streets and parking areas, helping to reduce parking pressure and making it easier for employees and customers to find parking and visit the area. There will also be bike parking that encourages alternative transportation.