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HomeMy WebLinkAboutGARDENS ON SPRING CREEK - MAJOR AMENDMENT - MJA150006 - CORRESPONDENCE - ALTERNATIVE COMPLIANCE REQUESTAlternative Compliance – Section 3.2.2(K) – Parking Lots - Required Number of Off-Street Spaces for Type of Use Gardens on Spring Creek Major Amendment – Alternative Parking Strategy 10/G  ardens 21/2015 on Spring Creek Alternative Parking Strategy The following parking strategy outlines assumptions made for ticketed events with a maximum of 1500 people at the Gardens on Spring Creek. Number of tickets sold will serve as the means of controlling attendance at these events. The events will allow visitors to arrive at 5pm, begin at 6pm, then conclude promptly at 8pm. Egress for all ticketed visitors shall begin at 8pm and conclude no later than 9pm. Entry points are provided at the north edge of the facility along the Spring Creek Trail, as well as the south main facility entry. Gardens on Spring Creek Parking Availability: Location Available Parking Distance to Gardens on Spring Creek Existing Gardens on Spring Creek facility 74 On-Site NRRC facility 397 350 feet (.06 miles) CSU Research Blvd Parking Lot 900 1800 feet (.34 miles) Total 1371 General parking assumptions include the following visitor travel mode estimates: • 150 visitors travel to events via bicycle • 50 visitors travel to events via MAX • 1300 visitors travel to events via car w/2 persons per vehicle average. • Requires total of 650 parking spaces. Based on the above estimated modes of travel used by visitors, it is assumed that 65 vehicles will utilize the existing Gardens on Spring Creek parking. Nine staff and/or board members will likely occupy the remaining spaces. It is assumed that approximately 350 vehicles will utilize the NRRC facility parking lot, (with the remaining 47 spaces potentially being used by NRRC employees working after business hours) then walk 350 feet, crossing Centre Avenue with the help of a crossing assistant, or walk to the Spring Creek Trail underpass at the northeast edge of the property, entering the facility at the north entry point. The remaining 285 vehicles will utilize the CSU Research Blvd. Parking Lot, then walk 1800 feet (.34 miles) to the Gardens along Center Ave. and use the south/main entry to the facility No shuttle service is currently planned from the parking lots, however, this could be arranged through Transfort if necessary. Bicycle parking is provided on-site with approximately 20 available spaces at the south entry and 150 available spaces on the north side of the facility. Additional temporary bicycle parking will be provided during events along the edge of the Spring Creek Trail, directly north of the trail from the north entry point. 200 temporary bicycle parking spaces will be provided here initially, with additional bicycle parking provided as demand is encountered. Alternative Compliance – Section 3.2.2(K) – Parking Lots - Required Number of Off-Street Spaces for Type of Use Gardens on Spring Creek Major Amendment – Alternative Parking Strategy 10/T  his 21/narrative 2015 requests that the decision maker approve an alternative compliance of the required number of off-street spaces and the alternative parking areas for the Gardens on Spring Creek Major Amendment – which the expansion of the gardens and subsequent enlarged performance capacity would necessitate the need for additional off-street parking. Please see the text of Section 3.2.2(K)(2) below: 3.2.2(K)(2) Nonresidential Parking Requirements: Nonresidential uses shall provide a minimum number of parking spaces, and will be limited to a maximum number of parking spaces as defined by the standards defined below. Use Minimum Parking Spaces Maximum Parking Spaces Restaurants a. Fast Food b. Standard 7/1000 sq. ft. 5/1000 sq. ft. 15/1000 sq. ft. 10/1000 sq. ft. Bars, Taverns, and Nightclubs 5/1000 sq. ft. 10/1000 sq. ft. Commercial Recreational a. Limited Indoor Recreation b. Outdoor c. Bowling Alley 3/000 sq. ft. .1/person cap. 2.5/1000 sq. ft. 6/1000 sq. ft. .3/person cap. 5/1000 sq. ft. Theaters 1/6 seats 1/3 seats General Retail 2/1000 sq. ft. 4/1000 sq. ft. Personal Business and Service Shop 2/1000 sq. ft. 4/1000 sq. ft. Shopping Center 2/1000 sq. ft. 5/1000 sq. ft. Medical Office 2/1000 sq. ft. 4.5/1000 sq. ft. Financial Services 2/1000 sq. ft. 3.5/1000 sq. ft. Grocery Store, Supermarket 3/1000 sq. ft. 6/1000 sq. ft. General Office 1/1000 sq. ft. 3/1000 sq. ft. or .75/employee on the largest shift or 4.5/1000 sq. ft. if all additional parking spaces gained by the increased ratio (over 3/1000 sq. ft.) are contained within a parking garage/structure Vehicle Servicing & Maintenance 2/1000 sq. ft. 5/1000 sq. ft. Low Intensity Retail, Repair Service, Workshop and Custom Small Industry 1/1000 sq. ft. 2/1000 sq. ft. Lodging Establishments 0.5/unit 1/unit Health Facilities a. Hospitals b. Long-Term Care Facilities Alternative Compliance – Section 3.2.2(K) – Parking Lots - Required Number of Off-Street Spaces for Type of Use Gardens on Spring Creek Major Amendment – Alternative Parking Strategy 10/A  s 21/a size 2015 comparison to another similar Community Facility, ticketed events at the Lincoln Center near Downtown Fort Collins are capped at 1200 visitors. Parking is found throughout downtown with limited on site parking available. Given that this is an existing site the project is spatially constrained in providing the additional parking that is required per code. Additional parking would be a difficult task without making an inoperable and inefficient parking layout that would be a detriment to the project and the public good. Also given the minimal use of the alternative- parking scenario it would an irresponsible use of public funds to require this facility to accommodate the required parking per the land use code. Justification for alternative compliance The alternative compliance for the off-street parking requirement will not be detrimental to the public good. The off-street parking alternative areas outlined above will satisfy the parking requirement per the land use code. In addition, alternate modes of transportation are also an option for visitors – MAX station to the northeast and Spring Creek Trail and associated pedestrian and bike entrance to the north of the gardens expansion. For all the reasons cited above, the Applicant requests the approval of the alternative compliance per the parking alternative strategy outlined above. The project completes the vision of the master plan and will serve as a valuable cultural and educational facility. 0.5/bed 1/bed .33/bed plus 1/two employees on major shift Industrial: Employee Parking 0.5/employee .75/employee Explanation of need for alternative compliance: The required number of stalls for the project is 323 spaces. There are 74 existing parking spaces on site. As mentioned above in the alternative parking strategy, the need for additional parking in the amount outlined in this document would only be necessary 8 times a year for scheduled outdoor events.