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HomeMy WebLinkAboutBOHLENDER FUNERAL CHAPEL - FDP230011 - SUBMITTAL DOCUMENTS - ROUND 1 - ALTERNATIVE COMPLIANCE REQUESTMarch 22, 2022 City of Fort Collins Current Planning Department 281 North College Ave. Fort Collins, CO 80524 Re: Bohlender Funeral Chapel Please accept this request for an Alternative Compliance to Section 3.2.2 (K)(2)(a) Parking Lots – Required Number of Off-Street Spaces for Type of Use of the Land Use Code. Background This proposal is for a Major Amendment / Final Development Plan for the relocation of the Bohlender Funeral Chapel from their current downtown location to a vacant building at 3350 Eastbrook Drive. The property is in the Employment (E) Zone District. This building will be an owner-occupied facility. Bohlender Funeral Chapel has been a family owned and operated business in Fort Collins since 1980, and a funeral home in its existing site since 1930. At this time the Bohlender’ s intention is to continue to own and operate the funeral home and provide an opportunity for their oldest daughter to become the third generation leading the business. This Alternative Compliance request is in accordance with the review procedures set forth in Section 3.6.3 (H) of the Land Use Code as follows: Alternative Compliance to Section 3.2.2(K)(F)(2)(a): Code Language: (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. (a) The table below sets forth the number of minimum required and maximum allowed parking spaces based on the square footage of the gross leasable area and of the occupancy of specified uses. In the event that on-street or shared parking is not available on land adjacent to the use, then the maximum parking allowed may be increased by twenty (20) percent. 2 The Request: The Bohlender Funeral Chapel proposes an alternative plan that accounts for on- street available parking and recognizes the current trends in the funeral service industry. Parking calculations are as follows: First Floor: 2,188 sq. ft. Office @ 1 / 1,000 = 2 spaces Second Floor: 9,091 sq. ft. Office @ 1/ 1,000 = 8 spaces Assembly @ 1 space per 4 seats = 50 spaces Total required = 60 spaces Parking Provided: Existing Std. = 40 spaces Existing ADA = 1 space Existing 4 Stall Garage = 4 spaces Total = 45 spaces Existing On-Street = 45 spaces Grand Total = 90 spaces Justification While understanding staff’s concern regarding parking, the project does not technically need to comply with the code section: (b) Existing Buildings Exemption: Change in use of an existing building shall be exempt from minimum parking requirements. Per the traffic impact study prepared by Delich Associates, the data shows that vehicles can be accommodated using the on-site and on-street parking spaces, even with a large service. Even though the Land Use Code does not recognize the availability of on-street parking, there are 45 spaces available on Eastbrook Drive and Danfield Court. Review Criteria 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, the availability of nearby on-street parking (if any), the availability of shared parking with abutting, adjacent or surrounding land uses (if any), the provision of purchased or leased parking spaces in a municipal or private parking lot meeting the requirements of the city, trip reduction programs (if any), or any 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: 3 1. does not detract from continuity, connectivity and convenient proximity for pedestrians between or among existing or future uses in the vicinity, The proposed alternative parking ratio has zero impact on pedestrian connectivity. The existing sidewalks on the streets and internal to the site will remain, with clear and direct routes to the front door of the building. 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 parking areas are to the north (side) and east (rear) of the existing building. 3. minimizes the visual and aesthetic impact on the surrounding neighborhood, The proposed alternative parking ratio has no negative visual impact on the surrounding neighborhood. 4. creates no physical impact on any facilities serving alternative modes of transportation, There is no impact on any bus routes, bike lanes or any other alternative modes of transportation. 5. creates no detrimental impact on natural areas or features, There are no natural areas or features within or around the site. 6. maintains handicap parking ratios. There is one ADA space, which meets the requirements. Conclusion The proposed alternative parking ratio takes into consideration the following Review Criteria: Number of employees: The Bohlenders will be increasing their staff from6 to 12 to accommodate the service growth at this location. The number of expected customers or clients: the Traffic Study provides am analysis of the anticipated number of people that will attend a service. Thirty percent of services are anticipated to have 75 people in attendance and seventy percent will have less than 50 people in attendance. The availability of nearby on-street parking (if any): There are 45 additional parking spaces available on the adjacent streets.