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HomeMy WebLinkAboutJEFFERSON & LINDEN RESTAURANT - PDP - PDP160030 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS (9)September 28, 2016 Request for Alternative Compliance Jefferson and Linden Restaurant 3.2.2(K)(2)- Nonresidential Parking Requirements Restaurants: minimum parking is 5/1000 sq. ft. The Jefferson Linden restaurant project is proposing a 5690 sf. Restaurant. Based on the above code section and parking reduction options available through the TOD, 22 parking spaces are required (see land use tables on the site plan). Through the use of alternative compliance we are proposing to share parking with the Rodizio Grill and to not build any new parking spaces. The following narrative lays out the alternative compliance criteria and how this project is meeting those criteria. 3.2.2(K)(3) Alternative Compliance Review Criteria. To approve an alternative plan, the decision maker must first find that the proposed alternative plan accomplishes the purposes of this Section equally well or better than would a plan which complies with the standards of this Section. In reviewing the request for an alternative parking ratio plan in order to determine whether it accomplishes the purposes of this Section, as required above, the decision maker shall take into account the number of employees occupying the building or land use, the number of expected customers or clients, (A) the availability of nearby on-street parking (if any), (B) the availability of shared parking with abutting, adjacent or surrounding land uses (if any), (C) the provision of purchased or leased parking spaces in a municipal or private parking lot meeting the requirements of the city, (D) trip reduction programs (if any), or any (E) Other Facto)other factors that may be unique to the applicant's development request. The decision maker shall not approve the alternative parking ratio plan unless it: 1. does not detract from continuity, connectivity and convenient proximity for pedestrians between or among existing or future uses in the vicinity, 2.minimizes the visual and aesthetic impact along the public street by placing parking lots to the rear or along the side of buildings, to the maximum extent feasible, 3.minimizes the visual and aesthetic impact on the surrounding neighborhood, 4.creates no physical impact on any facilities serving alternative modes of transportation, 5.creates no detrimental impact on natural areas or features, 6.maintains handicap parking ratios, and 7.for projects located in D, L-M-N, M-M-N and C-C zone districts, conforms with the established street and alley block patterns, and places parking lots across the side or to the rear of buildings. Justifications Project use data: a. 23 number of employees will be on site at one time b. There is seating for 135 customers including the patio The site is currently a City Park being leased by the City. Due to deed restrictions, that lease is coming to an end this year. There are several large healthy trees on the site that the developer is wanting to preserve in order to maintain the aesthetic character that has been established by the former use as a park. In order to accomplish that, we are proposing no additional parking be provided on the site. Below are the justifications based on the criteria laid out in code section 3.2.2(K)(3). A. Availability of nearby on street parking There currently is parking along Jefferson Street but that is planned to be taken away with Highway 14 improvements. However, there is parking along Linden and future parking proposed along Willow within easy walking distance of the project. B. The availability of shared parking with adjacent or surrounding land uses The project is entering into a shared parking agreement with the adjacent Rodizio Grill property. 13 parking spaces will be shared with Rodizio Grill C. Leasing parking spaces from City parking facilities: At this point there are no plans for leasing spaces. D. Trip reduction programs: The restaurant owner is considering trip reduction programs but no programs have been defined at the time of this PDP submittal E. Other Factors: As stated in the parking analysis section of the Traffic Impact Memo: “the downtown area of Fort Collins is a pedestrian district by virtually every transportation planning or comprehensive planning effort conducted by the city over the last 25 years. There is virtually no expectation of the public that one will be able to park in front of the business they intend to visit in downtown. Being able to park in front of a business or in a business parking lot is an expectation of suburban development rather than in downtowns. The City requested that Pedestrian Level of Service Analysis be conducted as part of this Transportation Impact Analysis. This analysis followed the procedures identified in the 2011 Pedestrian Plan. The study examined the pedestrian corridors between the parking structure located on Laporte Avenue as well as the parking structure located at the corner of Remington and Mountain Avenue. From the Laporte Avenue structure, a pedestrian would travel east across College Ave, north on Pine Street, then east to the Linden/Jefferson intersection. The distance is 1445 feet. Each of the crossings has pedestrian signals, enhanced crosswalks, numerous pedestrians, good lighting and is visually appealing. From the Remington parking structure, a pedestrian would travel across Mountain Avenue with the use of a rapid flashing beacon, good crosswalk, through old town, across the stop controlled intersection of Linden and Walnut then north to the Linden/Jefferson intersection. The distance traveled is 1385 feet…... ….The results of the analysis clearly shows that the pedestrian routes from the two parking structures to the Linden/Jefferson restaurant clearly meet the intent of the pedestrian level of service as outlined in the Pedestrian Plan. In addition, the availability of on-street parking along Linden, Jefferson, Willow, and other nearby streets negates the need for surface parking on site. As a pedestrian, getting to the restaurant will have the directness, security, continuity, safety and security as well as the enhancements to safety that are expected in the downtown area. Based on the above, it is recommended that the project be granted a variance to the minimum parking requirements and that there is no detriment in terms of safety or convenience to the public in granting the request.” Furthermore, there is a new municipal parking garage parking garage on Jefferson Street under construction. This new parking facility is only 600’ away and will provide easy safe pedestrian access to the new restaurant. In addition to the parking garages, there is a municipal public parking lot on the other side of Rodizio Grill (250’ away). This parking lot has 23 free parking spaces as well as 27 permitted parking spaces that become free after 6pm, the start of peak use time for the restaurant. This parking lot offers direct access to the proposed restaurant with no street crossings required. The last factor we would like the decision maker to consider is the impact of a parking lot on the existing character and trees of the lot. Due to the narrow nature of the site, only a single loaded parking lot is possible reducing land use efficiencies. In addition the Highway 14 plan only allows access through the existing Rodizio parking lot. A new parking lot would require the existing parking lot to be reconfigured with a net gain of 6 spaces. A new parking lot would also require the removal of several existing mature trees for a gain of only 6 parking spaces. The existing trees not only provide an opportunity for nature in the city in a heavily urbanized area, they provide a visual buffer to the adjacent Pine Street Lofts residential development. We feel that the urban forest loss and dramatic change in character that would occur outweigh the net gain in parking. 1. Does not detract from continuity, connectivity and convenient proximity for pedestrians between or among existing or future uses in the vicinity, Because there is no parking proposed there will be no conflicts with continuity 2. Minimizes the visual and aesthetic impact along the public street by placing parking lots to the rear or along the side of buildings, to the maximum extent feasible, The proposal enhances the visual and aesthetic impact along Jefferson by keeping existing trees and green space that would have been removed with a proposed parking lot. 3. Minimizes the visual and aesthetic impact on the surrounding neighborhood, Due to its lack of disturbance, the proposal maintains much of the current aesthetic and retains a mature tree canopy helping screen the new building from adjacent development including Pine Street Lofts. 4. Creates no physical impact on any facilities serving alternative modes of transportation Because there is no parking proposed there will be no conflicts with alternative modes of transportation 5. Creates no detrimental impact on natural areas or features As stated above the proposal saves several large mature trees that would need to be removed for a new parking lot. Thus protecting existing natural features 6. Maintains handicap parking ratios The shared parking lot with Rodizio Grill will provide code required ADA parking spaces. 7. For projects located in D, L-M-N, M-M-N and C-C zone districts, conforms with the established street and alley block patterns, and places parking lots across the side or to the rear of buildings Not applicable, this project is in the RDR district In conclusion, Downtown Fort Collins and the redeveloping River District have a tradition as a pedestrian friendly area in which pedestrian movement is not only encouraged but is a vital part of this area’s success. As a gateway to the River District, this project is hoping to extend that vitality north. Because of the developments location in this burgeoning extension of Downtown, the excellent pedestrian level of service, and the unique landscape features that can be retained with no additional parking, a parking lot built to bring the project closer to code compliance would not be as beneficial as the preservation of the existing trees and greenspace.