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HomeMy WebLinkAboutPROSPECT SPORTS STAND-ALONE MODIFICATION - MOD230003 - SUBMITTAL DOCUMENTS - ROUND 1 - PARKING STUDYPROSPECT SPORTS CLUB PARKING IMPACT STUDY MARCH 6, 2023 EXECUTIVE SUMMARY The purpose of this report is to outline a parking analysis study developed for the proposed Prospect Sports facility and the resulting recommendations for providing a logical amount of vehicular parking for the future building’s users. Prospect Sports will be developed on Parcel Number 8720212005 in the Prospect Park East P.U.D., Lot 5. The currently undeveloped site is situated on the southwest corner of Prospect Road and Sharp Point Drive. Prospect Sports will be a specialized indoor athletic venue, servicing basketball and volleyball athletes of Northern Colorado. It will contribute to the area’s inventory of rentable court space, for which there is a high demand. Due to the distinct nature of the facility, there are not straight-forward parking requirements in the Fort Collins Land Use Code. As such, this study presents a recommendation on right-sized parking accommodations for the Prospect Sports facility. This recommendation is derived from in-depth evaluations of (1) travel and traffi c demand of the immediate area, (2) availability of alternate modes of transportation to and from the facility, (3) existing parking available in the vicinity, (4) the facility’s operational programming and times of peak operation, and (5) the building user demographic and their expected behaviors. PROSPECT SPORTS CLUB PARKING IMPACT STUDY | MARCH 6, 2023 3 TABLE OF CONTENTS PROJECT DESCRIPTION PARKING ANALYSIS OFF-STREET PARKING CAPACITY REQUIRED PARKING CALCULATION ASSESSMENT OF EXISTING PARKING CONDITIONS PEAK PARKING DEMAND CALCULATION SHARED PARKING PARKING DEMAND REDUCTION STRATEGY STUDY AREA & EXISTING SITE PLAN TRANSIT, CYCLING, AND WALKING ENVIRONMENT CITY TRANSPORTATION NETWORK INTRODUCTION PAGE 4 PLANNING CONTEXT PAGE 5 CURRENT PARKING ASSESSMENT PAGE 14 PAGE 16 PAGE 18 CONCLUSION AND RECOMMENDATION PAGE 32 RB+B Architects, Inc. - ARCHITECT BHA Design, Inc. - LANDSCAPE ARCHITECT Delich and Associates, Inc. - TRAFFIC ENGINEER United Civil Design Group - CIVIL ENGINEER CONTRIBUTORS PROSPECT SPORTS CLUB PARKING IMPACT STUDY | MARCH 6, 2023 4 INTRODUCTION Background Prospect Sports is being created to fulfi ll a need for basketball and volleyball courts that are in low supply and high demand in Northern Colorado. This facility will bolster the community’s access to recreation, contribute to the City’s mission of developing convenient, safe, and connected travel routes, and enhance a key intersection of the Prospect Road Corridor. Trends in Parking The City of Fort Collins’ commendable goal and commitment to implement the 15-minute city concept will strengthen the multi-modal transportation services available to all populations throughout the city. Creating the infrastructure of human- powered transportation will alleviate the focus on automobiles, and thus parking requirements. “The 15-minute city concept is rooted in the idea that cities should be designed to accommodate the needs of people and enhance opportunities for human-powered transportation rather than being designed primarily for automobiles.” - 15-Minute City Analysis, City of Fort Collins In many cases, codes can require more parking than would actually accommodate the needs. This makes development more costly, reduces the total square footage of new development in order to dedicate land use to parking requirements, and makes it harder and less attractive to walk or bike in these areas. Right-Sized Parking for Prospect Park This study evaluates multiple factors to synthesize a ‘Right-Size Parking’ recommendation. This recommendation is meant to strike a balance between what may be implied by the existing Land Use Code parking guidelines, the trend toward multi-modal transportation and the reduction of land allocated to parking lots, and the realistic demand for vehicular parking at the Prospect Sports facility. PROSPECT SPORTS CLUB PARKING IMPACT STUDY | MARCH 6, 2023 5 PLANNING CONTEXT STUDY AREA & EXISTING SITE PLAN The parking study area is centered around 1601 Sharp Point Drive, where Prospect Sports is proposed to be developed. This site is the only undeveloped lot in the Prospect Park East PUD, which has established long-term businesses such as Advanced Energy (neighbor to the south), the Larimer County Coroner (neighbor to the west), Advanced Thermovoltaic Systems, and Liberty Commons School. PROSPECT SPORTS This parking study also encompassed a three block radius around the site with analysis of traffi c patterns and transit opportunities already established in the area that service the site. PROSPECT SPORTS CLUB PARKING IMPACT STUDY | MARCH 6, 2023 6 PLANNING CONTEXT LOT 6 PROSPECT PARK EAST P.U.D. LOT 4 PROSPECT PARK EAST P.U.D. LOT 5 PROSPECT PARK EAST P.U.D. ∆ SUBJECT PARCEL 107,245 sq. ft. 2.462 acres ALTA/NSPS LAND TITLE SURVEY arter of Section 20, Township 7 North, Range 68 West of the 6th P.M., ECORDED MAY 29, 1984 IN BOOK ESERVATIONS AND NOTES ON R 7, 1984 IN BOOK 2296 AT PAGE DED NOVEMBER 07, 1984 IN BOOK DED NOVEMBER 07, 1984 IN BOOK VENANTS RECORDED BLE) RECORDED NOVEMBER 08, 1984, RFEITURE OR REVERTER F ANY, BASED UPON RACE, US, MARITAL STATUS, URCE OF INCOME, AS SET FORTH ENT THAT SAID COVENANT OR ED IN INSTRUMENT RECORDED ED IN INSTRUMENT RECORDED CORDED MAY 13, 2015 AT CORDED NOVEMBER 17, 2011 AT AT RECEPTION NO. 20110070373. LE) ENT AGREEMENT RECORDED D) THE BINDER MAY BE REQUESTED HIS BINDER AT NO ADDITIONAL T OF $125 PER UPDATE. FOR EACH NG A NEW EFFECTIVE DATE AND PREVIOUS BINDER. OWING THE EFFECTIVE DATE OF TLE TO WATER RIGHTS OR N AS TO MINERAL INTERESTS, WITH THE NOTICE BASIS OF BEARINGS AND LINEAL UNIT DEFINITION Assuming the North line of the Northwest Quarter of Section 20, Township 7 North, Range 68 West of the 6th P.M., monumented as shown on this drawing, as bearing North 89°42'52" West, being a Grid Bearing of the tate Plane, North Zone, North American Datum 1983/2011, a distance of 2649.07 feet and with all other bearings contained herein relative thereto. The lineal dimensions as contained herein are based upon the "U.S. Survey Foot". ownship Seven North (T.7N.), Range eing more particularly described as 2296 at Page 2456, as reception number ort Collins, County of Larimer, State of s survey. re made in accordance with the 2021 Minimum stablished and adopted by the ALTA and NSPS, of. The field work was completed on September 8 NOTICE According to Colorado law you must commence any legal action based upon any defect in this survey within three years after you first discover such defect. In no event may any action based upon any defect in this survey be commenced more than ten years from the date of the certification shown hereon. (13-80-105 C.R.S. 2012) SURVEYOR'S NOTES rty address: 1600 East Prospect Road, Fort Collins, Colorado. arking spaces total 0, Disabled spaces 0, Motorcycle spaces 0, Regular spaces 0, Other spaces 0. ervable evidence of earth moving work, no buildings or building construction. c information shown based on ground survey, with 1' contour interval. Benchmark: City of Fort lins Benchmark Foreman. Elevation 4910.33 (NAVD 88 Vertical Datum) ility marking shown were provided by Primo Utility Locating Services, LLC. he Subject Property is in flood zone AE, "areas with Base Flood Elevation (BFE)" per FEMA flood maps and 08069C0983H, revised by LOMR Case No.: 17-08-1354P, effective Feruary 21, 2019. E=4901) djacent parcel ownership provided by county assessor page at the time of survey.mFeet 30 60 Survey of site. Pedestrian easements take up approximately 1/3 of the site. The proposed building also takes up 1/3; leaving 1/3 (approx. 32,000 sf) for site development. N PROSPECT SPORTS CLUB PARKING IMPACT STUDY | MARCH 6, 2023 7 PLANNING CONTEXT Aerial view of site with easement information overlaid. Yellow indicates the existing site access easement which allows pedestrian, vehicular, and emergency services access to the Prospect Sports site. Blue indicates the portion of the site which is within pedestrian access easements. EXISTING SITE PLAN SITE ACCESS EASEMENT PEDESTRIAN & ACCESS EASEMENTS UTILITY EASEMENTS PROPERTY LINE PROSPECT SPORTS CLUB PARKING IMPACT STUDY | MARCH 6, 2023 8 PLANNING CONTEXT Transit Facilities Currently, the proposed Prospect Sports site is directly serviced by Transfort Bus Route 18. Route 18 operates along Prospect Road, Midpoint Drive, and Sharp Point Drive. There are two transit stops within close proximity to the site: 1. Sharp Point Drive Bus Stop # 1327: approximately 400 feet south from the Prospect Sports site. 2. Prospect Road Bus Stop # 1290: approximately 450 feet west from the Prospect Sports site. During the weekdays, Transfort Bus 18 runs every 10 minutes (based on Time Point Bus Stop ID 1339 Prospect Park Way & Midpoint Dr.) in both the northbound and southbound directions from 6:30am-6:30pm all year long. Transfort Bus 18 does not operate on Sundays. Transit, Cycling, and Walking Environment PROSPECT SPORTS 1 2 PROSPECT SPORTS CLUB PARKING IMPACT STUDY | MARCH 6, 2023 9 PLANNING CONTEXT Cycling Facilities There are bicycle lanes along Prospect Road within the study area. These bicycles lanes connect to other bicycle facilities on Timberline Road and along the Poudre Trail. Sharp Point Drive, Midpoint Drive, and Prospect Parkway are all collector streets that were constructed without dedicated bicycle lanes prior to the current City of Fort Collins standards. Bicycles can share the roadway with vehicles on these streets. The East Poudre Trail is a dedicated bikeway trail that runs parallel to the proposed Prospect Sports facility on the east side of Sharp Point Drive. The west side of Sharp Point Drive is classifi ed as a Shared Roadway/Bike Route accessible from Prospect Road and the East Poudre Trail. Prospect Road is an arterial street with a Buffered Bike Lane providing access to the site. It is expected this will become a Protected Bike Lane after Prospect Road improvements are completed by the City of Fort Collins. Midpoint Drive is a collector street with a High Comfort and Buffered Bike Lane. This bike lane wraps around onto Share Point Drive, joining with the bike path outlined in purple. PROSPECT SPORTS Map showing existing cycling conditions around the Prospect Sports site. PROSPECT SPORTS CLUB PARKING IMPACT STUDY | MARCH 6, 2023 10 PLANNING CONTEXT Pedestrian Facilities Sidewalks There are sidewalks adjacent to all streets within the pedestrian infl uence area. Many of the street cross section elements were built prior to the current standards. Therefore, some of the sidewalks may be considered to be substandard. The sidewalk along the west side of Sharp Point Drive is a meandering, four foot wide sidewalk with a landscaped parkway between the sidewalk and the street. The sidewalk along the south and north side of Prospect Road is a meandering, four foot wide sidewalk with a landscaped parkway between the sidewalk and the street. The other sidewalks in the area are generally four feet wide, with some having landscaped parkways and others being directly adjacent to the street. Trail Access East Poudre Trail is a dedicated walking/multi-modal that runs parallel to the site on the easterly side of Sharp Point Drive. Pedestrian Access Easements There are two existing Pedestrian Access Easements (PAE) which extend into the site on the North and East sides. These easements were designed to ensure there would be distance and landscape buffers between pedestrian and vehicular traffi c. • A generous PEA runs 50 feet into the site along Prospect Road. • A second generous 25 foot Pedestrian Access Easement runs along Sharp Point Drive. Existing Pedestrian Access Easement along Prospect Road. Existing Pedestrian Access Easement along Sharp Point Drive. PROSPECT SPORTS CLUB PARKING IMPACT STUDY | MARCH 6, 2023 11 PLANNING CONTEXT Pedestrian Level of Service “Map of Pedestrian Infl uence Area for Level Of Service Analysis” on page 12 shows a map of the area that is within 1,320 feet of the Prospect Sports site. The Prospect Sports site is located within an area termed “Transit Corridor”, which sets the level of service threshold at LOS C for all measured factors, except for Directness and Security which are LOS B. There will be six pedestrian destinations within 1,320 feet of the Prospect Sports site. These are: 1. Poudre Trail to the east of the site 2. The commercial uses to the south of the site 3. Larimer County Detention Center to the southwest of the site 4. The commercial uses to the west of the site 5. The commercial uses to the northwest of the site 6. The commercial uses to the north of the site There are sidewalks along all streets in the area of the Prospect Sports site. Sidewalks will be built within the development that will connect to existing nearby sidewalks along Sharp Point Drive and Prospect Drive. As mentioned, many of the street cross section elements were built prior to the current standards. Therefore, some of the sidewalks may be considered substandard. Directness: The distance ratio to all pedestrian destinations is less than 1.2 (LOS A) using the existing sidewalk system, except for destination 6. The distance ratio to destination 6 is approximately 2.0 since a pedestrian crossing of Prospect road is necessary. The nearest pedestrian crossing of Prospect Road is the Poudre Trail underpass. However, the number of pedestrians desiring to go to/from destination 6 is likely to be nominal. Continuity: The sidewalk system to all destination areas has no breaks or gaps. However, most of the sidewalks were built prior to current standards and some are build directly adjacent to the streets with no landscaped parkways. Nevertheless, at least LOS C is achieved for all destination areas. Street Crossings: There is one destination area that has a signalized crossing in their route. In order to get to destination 5, there is a pedestrian/bicycle signal at the Prospect Rd./Prospect Parkway intersection. In order to get to destination 6, a pedestrian would likely use the Poudre Trail underpass of Prospect Road. All other destination areas only require a crossing of a minor street. At least LOS B can be achieved to all the destination areas. Visual Interest & Amenity: The visual interest and amenity will be acceptable at LOS C for destination areas 2-6. For destination area 1, the LOS will be A. Security: The security is acceptable at LOS B for all destination areas since most sidewalks are not adjacent to high volume streets and some are separated by landscaped parkways, specifi cally the sidewalks along Prospect Road. PROSPECT SPORTS CLUB PARKING IMPACT STUDY | MARCH 6, 2023 12 PLANNING CONTEXT Map of Pedestrian Influence Area for Level Of Service Analysis PROSPECT SPORTS CLUB PARKING IMPACT STUDY | MARCH 6, 2023 13 PLANNING CONTEXT The proposed Prospect Sports site has taken into consideration the existing transit accessibility and considers it to be adequate for multi-modal transportation. With the quick access to the large City of Fort Collins trails system via the Poudre Trail, being serviced by a frequent bus route, and the city’s commitment to the 15-minute city concept, the Prospect Sports site will encourage the shift of transportation to active, human-powered means. City of Fort Collins Goal for the 15-Minute City Implementation is to Shift To Active Modes Trips: The need for motorized transportation is minimized, advancing City climate goals, improving air quality, and reducing greenhouse gas emis- sions, congestion, and parking demand. - 15-Minute City Implementation Plan, City of Fort Collins From the analysis done by the City of Fort Collins, the proposed site has a current aggregate bike score of 20-40 and an aggregate walking score of 60-80. With further implementation of the key strategies and planning efforts by the city, we expect these scores to increase as the 15-Minute City concept continues to be implemented. Key City strategies already in place that bolster human-powered transit to the Prospect Sports site: • Paved Recreational Master Plan: Expanding the trails system encourages a reduction in automobile use as well as improves access to daily destinations. • Transit Master Plan: Expanding high-frequency transit supports the reduction of automobile use. • ReCreate - Parks & Recreation Master Plan: This Plan supports the 15-Minute City goals of reducing automobile use and improving access to daily destinations by seeking to expand the trail network and ensure access to parks within a 10-minute walk. City Transportation Network and Prospect Sports Alignment PROSPECT SPORTS CLUB PARKING IMPACT STUDY | MARCH 6, 2023 14 CURRENT PARKING ASSESSMENT Parking Inventory, Land Use, and Existing Traffi c Conditions Land Use and Parking Inventory The Prospect Sports property is undeveloped and is within the Employment District. The Employment District is intended to provide locations for a variety of workplaces including light industrial uses, research and development activities, offi ces and institutions. Additionally, the Employment District is intended to encourage the development of planned offi ce and business parks; to promote excellence in the design and construction of buildings, outdoor spaces, transportation facilities and streetscapes; to direct the development of workplaces consistent with the availability of public facilities and services; and to continue the vitality and quality of life in adjacent residential neighborhoods. The current parking inventory for the undeveloped Prospect Sports site is zero. It is part of the Prospect Park East P.U.D., which is a business center that was master planned in the 1970’s. Lots within this development share access but there are no shared parking agreements between lots. Existing Traffi c Conditions Prospect Road off of I-25 is one of the gateways to For t Collins. With Timnath Middle-High School having opened in fall 2022, a new interchange, and development plans adjacent to the interchange, the traffi c conditions on Prospect Road are expected to continue to change. To accommodate increased traffi c, the City of Fort Collins is in the process of widening Prospect Road to four lanes east of Sharp Point. The project, called the East Prospect Widening Project, is currently under design, however construction is not currently funded. In 2020, the Sharp Point and Nancy Grey Connection Project was completed just south of the Prospect Sports site. The project provided a much needed link for pedestrian, bike, vehicular, and emergency traffi c. This improved safety, connectivity, and mobility in this area. Advanced Energy and the Liberty Common Elementary School-Plato Campus are both south of the Prospect Sports site and traffi c to those destinations contribute to the traffi c past the site. Sharp Point street conditions are generally focused on supporting students walking and biking to school. At Liberty Common, traffi c circulation and school drop off and pickup patterns have been established that do not require students to cross Sharp Point Drive. The City continues to work with Liberty Common administrators and parents on creating a safe transportation environment. The City recognizes the potential need for a traffi c signal at Sharp Point Drive and Prospect Road. This may be studied as a part of the East Prospect Widening Project. There is an existing signal at Prospect Park Way and Prospect Road that can be utilized for motorists in the area to access Prospect Road. Parking Inventory, Land Use, and Existing Traffi c Conditions Parking Inventory, Land Use, and Existing Traffi c Conditions PROSPECT SPORTS CLUB PARKING IMPACT STUDY | MARCH 6, 2023 15 CURRENT PARKING ASSESSMENT View of Prospect Road, looking west from the Prospect Road-Sharp Point intersection. View of Sharp Point Drive, looking south. PROSPECT SPORTS CLUB PARKING IMPACT STUDY | MARCH 6, 2023 16 PROJECT DESCRIPTION: PROSPECT SPORTS CLUB Prospect Sports will be a specialized 36,400 square foot facility offering three courts for basketball and volleyball. Courts are reservable for youth and adult league practice and games. The facility aims to address the shortage of such venues in the Northern Colorado region. This facility is not intended for other uses classifi ed as assembly and is not intended to function as after-school care or a summer camp facility. The facility will only be available for rent to host basketball or volleyball practices and games. The majority of the building users will be middle school to adult-age. On a typical weekday, the facility will be operational from approximately 8:00am-9:00pm, but the peak use will occur between 3:30pm-9:00pm. During this time, the play will be divided into two practice session time slots: one from 3:30-5:30pm and a second from 6:00-8:30pm. It is anticipated individuals or leagues will rent a court or half-court during one of these sessions, and it is anticipated there will be a turn-over in patrons between sessions. It will be common for parents and guardians to drop-off youth at the facility or to stay to watch the youth’s practice or game. On some weeknights, one-hour long games may be scheduled. On weekends, the facility will also operate from 8:00am-9:00pm. Games are likely to occur on weekends and may draw a slightly larger quantity of spectators. Courts will be rented similarly to weeknights; in one or two-hour increments. Games drawing more than 30 spectators will take place at this venue only once or twice a year. Only one, highly-attended game will occur at a time, as only one court is designed to accommodate a larger quantity of spectators. It is anticipated highly-attended games will draw 80 spectators or less. Evening rendering of exterior facade from Prospect Road. Facility Description PROSPECT SPORTS CLUB PARKING IMPACT STUDY | MARCH 6, 2023 17 PROPOSED PROJECT: PROSPECT SPORTS Design Priority : Premium Experience Unlike other facilities, this one will be designed to offer a premium experience to athletes and spectators. All aspects of occupant comfort will be considered; including acoustic comfort and air quality. Lighting, materials, and amenities will be designed to support athletic success and enjoyment. Design Priority - Effi ciency The facility is streamlined; designed to provide comfortable amenities to athletes and spectators without wasted space. Spatial effi ciency translates to energy effi ciency; which means the cost to run this facility is minimized. Renderings of the interior spaces of Prospect Sports. Design Priority: Safety & Security Safety measures will include a secure entry that is comparable to the ones which RB+B recommends for today’s K-12 facilities; access control and surveillance for all other exits; fi re alarm and sprinkler systems; adequate site lighting; blast-resistant glazing systems in key locations; video surveillance; and a security system capable of locking down in certain emergencies. Design Priority - Fit into the Neighborhood The property is subject to the covenants of the Prospect Park East P.U.D.., and all plans and specifi cations must be submitted to and approved by the Architectural Control Committee. There is some question as to whether there is still an active committee, however the design will be approached in such a way to meet or exceed the requirements set in the protective covenants. In addition, the building and site design will conform to the City of Fort Collins design guidelines. Project Timeline Prospect Sports is expected to be under construction in spring 2024 and opening in spring 2025. PROSPECT SPORTS CLUB PARKING IMPACT STUDY | MARCH 6, 2023 18 PARKING ANALYSIS SHARP POINT DRIVEEAST PROSPECT R O A D (100' ROW) 36,410 SF INDOOR BASKETBALL FACILITY 64 SPACES (1.75 SPACES PER 1,000 SF) 14 13 6 6 6 64 SPACES13 6 DROP-OFF LANEEMERGENCY VEHICLEACCESS ONLYEXISTING ACCESS EASEMENT SHARED ACCESS DRIVE Proposed building and parking plan for Prospect Sports PEDESTRIAN PLAZA DROP-OFF LANE PROSPECT SPORTS CLUB PARKING IMPACT STUDY | MARCH 6, 2023 19 PARKING ANALYSIS Off-Street Parking 64 parking spaces can be provided on-site. The parking confi guration illustrated on the opposite page maximizes on-site parking while maintaining a comfortable bike and pedestrian environment. This plan developed as a result of several factors: 1. Existing Access Easement There is an existing access easement to access this site which exists along a portion of the south side of the property. This reduces the number of possible parking confi gurations. The design team has been working to extend access to the west. 2. Existing Pedestrian and Landscape Easements There exists two very large pedestrian and landscape easements along the entire north and east sides of the site. These swaths of property cannot be used to contribute to the parking count. 3. Maximized Courts in Facility The Prospect Sports facility intends to address the lack of rentable basketball and volleyball courts in Fort Collins and the surrounding areas. It can contribute to the inventory best by including the highest number of courts possible. For this site, three courts can fi t if the parking count can be right-sized. 4. No Success in Creating Parking Share Agreements Extensive work has been done to negotiate a parking share agreement with the owners of the adjacent properties, however neither are willing to participate. PROSPECT SPORTS CLUB PARKING IMPACT STUDY | MARCH 6, 2023 20 PARKING ANALYSIS The Prospect Sports facility falls under the classifi cation of Unlimited Indoor Recreation Use in the Fort Collins Land Use Code, Section 5.1.2: “Unlimited Indoor Recreation Use and Facility shall mean establishments primarily engaged in operations and activities contained within large-scale gymnasium-type facilities such as for tennis, basketball, swimming, indoor soccer, indoor hockey, or bowling.” Prospect Sports also easily fi ts the category of “Health and membership clubs” as is listed as a commercial/retail use which is permitted in the E District, subject to administrative review. Land Use Code subsection 3.2.2 - Access, Circulation and Parking, (K) Parking Lots - Required Number of Off-Street Spaces for Type of Use, (2) Nonresidential Parking Requirements does not include parking parameters specifi cally for this classifi cation. Paragraph (d) states “For uses that are not specifi cally listed in subsections 3.2.2(K)(1) or (2), the number of parking spaces permitted shall be the number permitted for the most similar use listed.” In the table in Section 3.2.2(K)(2), the most comparable classifi cation is ‘Bowling Alley’. This is due to a bowling alley and the proposed Prospect Sports facility both having a similar person-to-square feet ratio. Additionally, bowling activities are referenced in the unlimited indoor recreation use defi nition. The table requires bowling alleys to provide a minimum of 2.5 spaces per 1,000 gross square feet. ‘Unlimited Indoor Recreation’ vs. ‘Limited Indoor Recreation’ The Fort Collins Land Use Code clearly differentiates between ‘Limited Indoor Recreation’ and ‘Unlimited Indoor Recreation’ uses. ‘Limited Indoor Recreation’ use is defi ned as “facilities established primarily for such activities as exercise or athletic facilities; and amusement or recreational services, such as billiard or pool parlors, pinball/video arcades, dance studios, martial art schools, arts or crafts studios; or exercise clubs, but not including bowling alleys or establishments which have large-scale gymnasium-type facilities for such activities as tennis, basketball or competitive swimming. This defi nition is intended to restrict the type of recreational use allowed to those small-scale facilities containing no more than fi ve thousand (5,000) square feet.” Since the proposed Prospect Sports facility does not fi t that description, ‘Limited Indoor Recreation” is not an appropriate classifi cation. Required Parking Calculation PROSPECT SPORTS CLUB PARKING IMPACT STUDY | MARCH 6, 2023 21 PARKING ANALYSIS PARKING CALCULATIONS BASED ON CLASSIFICATIONS IN THE FORT COLLINS LAND USE CODE: Most Similar Use Listed in Section 3.2.2(K)(2): Bowling Alley Min. Required Spaces/SF: 2.5/1,000 SF PROSPECT SPORTS: Building Gross Square Footage: 36,410 SF Parking Requirement Table per Land Use; Fort Collins Land Use Code 3.2.2 Required Parking Spaces: 93 Parking Spaces PROSPECT SPORTS CLUB PARKING IMPACT STUDY | MARCH 6, 2023 22 PARKING ANALYSIS Assessment of Existing Parking Conditions On-Street Parking There are approximately 900 feet of on-street parking northbound on Sharp Point Drive from Prospect Ponds Trailhead to Prospect Road. At 23 feet per space, that is approximately 39 on-street parking spaces. These spaces are not likely to be utilized by any other development in the future, as there is not currently a demand for those spaces and the parcel to the east of those spaces is not developed and is zoned as River Conservation. Sharp Point Drive is signed “no parking” in the southbound direction. Off-Street Parking There are no available parking spaces within the study area. Attempts to initiate a parking share with the adjacent properties are detailed in the next section. PROSPECT SPORTS CLUB PARKING IMPACT STUDY | MARCH 6, 2023 23 PARKING ANALYSIS 6KDUS3RLQW'ULYH3URVSHFW5RDG DYDLODEOHIRURQVWUHHWSDUNLQJ QRUWKERXQG 3URVSHFW3RQGV3DUNLQJ/RW6&$/(  Sharp Point Drive Approximately 39 parking spaces exist along the east side of Sharp Point. PROSPECT SPORTS CLUB PARKING IMPACT STUDY | MARCH 6, 2023 24 PARKING ANALYSIS The Prospect Sports design team has attempted to negotiate a parking share with adjacent property owners, Capital Square to the south (yellow) and Basham Group to the west (green). Hatched areas show the potential shared parking opportunities on each neighbor’s site. PROSPECT SPORTS PARKING IMPACT STUDY | MARCH 6, 2023 24 PARKING ANALYSIS The Prospect Sports design team has attempted to negotiate a parking share with adjacent property owners, pital Square to the south (yellow) and Basham Group to the west (green). Hatched area shows the potential shared parking opportunies on each site. PROSPECT SPORTS PROSPECT SPORTS CLUB PARKING IMPACT STUDY | MARCH 6, 2023 25 PARKING ANALYSIS The Prospect Sports facility will be the last lot to be developed in the Prospect Park East PUD. While access easements exist between properties, there are no existing parking share agreements. In effort to best utilize the lot’s buildable area and minimize the impact of additional parking in an already parking lot-dense area, the Prospect Sports design team engaged with the two adjacent neighbors to propose a Shared Parking Agreement. The agreement would permit Prospect Sports facility users to utilize the neighbors’ parking on evenings and weekends. Neighbor to the South - 1625 Sharp Point Drive CS1031 COLORADO POWER DST, owned by Capital Square (Glen Allen, VA) Advanced Energy is the current, long-term tenant on the site to the south of the proposed Prospect Sports facility. The Prospect Sports design team approached the ownership group, Capital Square, based out of Delaware, for a potential parking share. Capital Square is not interested in a parking share due to their current lease agreement with their tenants. Neighbor to the West - 1600 and 1612 Prospect Park Way PND FTC LCC, owned by Basham Group (Denver, CO) Currently, the property to the west of the site is occupied by Larimer County as a long-term tenant. In reaching out to the ownership group, it was established that their parking spaces are at maximum occupancy and will not participate in a parking share agreement. Shared Parking Opportunities + Results PROSPECT SPORTS CLUB PARKING IMPACT STUDY | MARCH 6, 2023 26 PARKING ANALYSIS Peak Parking Demand Calculation First, peak occupant models must be determined. The development of this facility has required in-depth analysis of the anticipated building use and users. In these analyses, three distinct building use scenarios were identifi ed. Below, each scenario and the corresponding anticipated peak occupant count is outlined. Scenario 1: Weekday Mornings and Early Afternoons It is anticipated the facility will have its lowest number of occupants on weekday mornings and early afternoons. The early morning and the lunchtime hour will experience the peak usage of this time frame. Estimated Peak Occupancy for Scenario 1: Courts (total): 15 Spectators: 0 Weight Room: 10 Coffee Shop: 10 Facility Employees: 2 Total: 37 total occupants Scenario 2: Weekday Evenings, and Weekends On weekdays, the peak use will occur from 3:30pm-9:00pm since that will see the demand from school-age athletes and adults with standard daytime work schedules. The building occupant counts will be similar during weekends. This estimation is valid for practice or standard league game play. Estimated Peak Occupancy for Scenario 2: Courts (total): 60* Spectators: 15 Weight Room: 15 Coffee Shop: 10 Facility Employees: 3 Total: 103 total occupants * Total determined by eight players and two coaches/offi cials per team, two teams per court, three courts total. Scenario 3: Large Games Games drawing a signifi cant quantity of spectators will take place at this venue only on occasion. If the venue hosts such a game, it will occur in the central court as it is sized to comfortably accommodate more spectators. It is anticipated that highly-attended games will draw 60 spectators or less. Estimated Peak Occupancy for Scenario 3: Game Court: 24** Other Courts: 20 (Total, Non-game use) Game Spectators: 40 Other Court Spectators: 5 Weight Room: 15 Coffee Shop: 10 Facility Employees: 3 Total: 117 total occupants ** Total determined by ten players and two coaches/offi cials per competing team on one court PROSPECT SPORTS CLUB PARKING IMPACT STUDY | MARCH 6, 2023 27 PARKING ANALYSIS Parking Demand Assumptions 1. Only one highly-attended game will occur at a time. The building is being designed to accommodate one game with higher spectator counts. The other two courts will support a lower quantity of spectators. 2. It will be common for youth to walk and ride bikes to the facility. With the Poudre Trail running adjacent to the property and covered bike parking on site, it is likely that many building users, especially those younger than driving age, will walk or bike to the facility. 3. It will be common for youth to be dropped off and picked up. Based on how similar facilities operate, youth are very commonly dropped-off and picked-up by guardians. This is true even for facilities that are isolated from other common community amenities which may attract the multi-tasking parent. Being that the Prospect Sports facility site is located on the edge of central Fort Collins; in an area with grocery stores, restaurants, and other commercial and retail destinations, parents are even more likely to run errands during their child’s practice. This means not every occupant will require a parking space and emphasizes the importance of the generous drop-off and pick-up lane planned near the facility entrance. 4. Courts are rented for a time period by specifi c individuals, teams, and leagues. Parking demand will refl ect that schedule and will generally be steady and predictable. Conclusion Scenario 2 is the most appropriate peak demand model to consider when right-sizing parking for this facility. • Although the occupancy count generated in Scenario 3 is slightly higher, the frequency at which this facility hosts large games is anticipated to be very low. Scenario 2 represents a large portion of this facility’s overall operation. PROSPECT SPORTS CLUB PARKING IMPACT STUDY | MARCH 6, 2023 28 PARKING ANALYSIS Actual Anticipated Building Use Prospect Sports is a relatively unique sports facility in that its primary use is dependent on the availability of court space. As such, only so many occupants can actually utilize the building at one time. There is not currently a category it fi ts into well in the Land Use Code off-street parking requirements. As was stated in the ‘Peak Parking Demand Calculations’ section, the facility will be utilized mostly on weekday evenings and weekends. Scenario 2 represents the anticipated peak usage during this time, however on average, the building will experience a smaller number of occupants. These estimates are based on studies of similar facilities. In this facility’s case, right-sizing the parking infrastructure to meet the most common usage would be appropriate. High Pedestrian and Bike LOS Pedestrian and bike access to the site has been determined to be very direct and safe by the traffi c impact study results. Due to the site being along the Poudre Trail and the application of landscape-buffered sidewalks, pedestrians and bicyclists are likely to feel very comfortable traveling to and from the site. Proximity to Public Transit The site is less than 500’ from two transit stops. The ease of accessing the site via public transportation could very likely infl uence building users to choose that mode of transportation to the site. Parking Demand Reduction Opportunities Shared Travel Options One-way travel options are rapidly expanding in Fort Collins. These include walking, transit, e-bike and e-scooter share (Spin), TNCs, carsharing (eGo), and much more. These travel choices give users even more choices for fi rst- and last-mile connectivity and greater opportunity to live a car-free or “car-lite” lifestyle. This site could be a prime example of the city effectively managing a limited resource today while also preparing for changing travel behaviors in the future. On-Street Parking Available for Overflow There are approximately 39 on-street parking spaces on Sharp Point that are available if the facility was to fi nd itself ‘under-parked’ during peak usage. Together with the on-site parking, there would be 99 parking spaces available for Prospect Sports users. Carpooling Teams, leagues, and families will comprise the majority of the building’s users, so carpooling will be common. Youth teammates are likely coming from the same school, and adult leagues are frequently made up of coworkers. Since these teammate relationships are already established, sharing transportation is convenient and reduces parking demand. PROSPECT SPORTS CLUB PARKING IMPACT STUDY | MARCH 6, 2023 29 PARKING ANALYSIS Reduction Example It would be benefi cial to not build the Prospect Sports parking lot for the 99th percentile demand day, which would generate so much paved land area that would go unused most of the time. Instead, by considering the most common use scenario and implementing opportunities to reduce vehicle parking demand, the parking capacity can be much more appropriate. The following is an exercise to compare available parking to the average, realistic parking demand. Take the most common peak usage occupant number; 103 occupants during weeknights and weekends, and allow for a 30% reduction to achieve an average occupant count during this time. This equals 72 occupants. Taking into account the likelihood that teammates, families, and adult league members will carpool to the facility, as well as the likelihood of users traveling via another mode of transportation or being dropped-off, a 15% reduction seems reasonable. That equals a parking demand of 61 spaces. The site as is currently designed to accommodate 64 parking spaces; essentially the parking demand for a majority of the building’s operation. Including the off-street parking along the east side of Sharp Point, the facility has enough parking capacity to meet even peak parking demand during weeknights and weekends. Most common peak usage occupant estimate = 30% reduction in occupants to represent typical/non-peak scenario = 15% reduction to account for carshare, alternate modes of transportation = Available on-site parking spaces = Available on-street parking spaces in the vicinity = Total parking spaces available = Total parking spaces (off-street and on-street) less the anticipated parking spaces needed during standard use = 103 occupants 72 occupants 61 parking spaces required 64 off-street parking spaces 39 on-street parking spaces 103 total parking spaces 42 extra parking spaces PROSPECT SPORTS CLUB PARKING IMPACT STUDY | MARCH 6, 2023 30 CONCLUSIONS AND RECOMMENDATIONS PROSPECT SPORTS 64 OFF-STREET SPACES 39 ON-STREET SPACES The proposed Prospect Sports facility could easily meet demand by offering 64 off-street parking spaces. The 39 on-street spaces available nearby can supplement the off-street capacity if needed. PROSPECT SPORTS CLUB PARKING IMPACT STUDY | MARCH 6, 2023 31 CONCLUSIONS AND RECOMMENDATIONS Final Recommendation This study evaluated multiple factors to synthesize a ‘Right-Size Parking’ recommendation for the proposed Prospect Sports facility. A lack of a clear parking requirement for this type of facility in the Land Use Code and the exceptional physical conditions of the site were the catalysts of this investigation. The recommended solution is intended to strike a balance amongst meeting the intent of parking standards, the trend toward multi-modal transportation and the reduction of land allocated to parking lots, and the actual anticipated parking demand for the proposed facility. 64 off-street parking spaces, combined with roughly 39 on-street parking spaces, will be suffi cient to meet the facility’s average-to-peak parking demand while also advancing the purposes of the Land Use Code. The current site plan, which accommodates 60 parking spaces, maximizes parking capacity while maintaining the facility’s ability to contribute the highest quantity of rentable court space for the community’s enjoyment. A number of site-related factors impacted the quantity of possible off-street parking spaces, including signifi cant pedestrian and landscape easements, an existing site access easement, and the established parking lot patterns of adjacent properties. The proposed site layout will adequately address demand in such a way that is not detrimental to the public good. The layout prioritizes the allocation of safe pedestrian and bicyclist connections to adjacent public sidewalks, provides a sizeable drop-off and pick-up zone to further separate vehicular and pedestrian confl ict, and includes the required number of handicap parking spaces. The parking layout ties into the parking context and promotes the design of an urban environment that is built to human scale.