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HomeMy WebLinkAboutFORT COLLINS RESCUE MISSION - FDP230022 - SUBMITTAL DOCUMENTS - ROUND 2 - Alternative Compliance Request Fort Collins Rescue Mission November 1st, 2023 Alternative Compliance Request 3.2.2.(K)(2) Non-Residential 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. (d)For uses that are not specifically 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. Reason for the Request Parking requirements for the proposed use of homeless shelter are not defined in the Land Use Code. Section 3.2.2.(K)(3) outlines the procedure for establishing an alternative parking ratio based on use for institutional land uses. We have provided a Parking Analysis completed by Fox Tuttle Transportation Group to evaluate ‘the future parking needs for the planned Fort Collins Rescue Mission overnight shelter facility’. The report calculates that at peak demand ‘there will be up to 49 employees, interns, and volunteers on site. Applying the City requirement of two (2) parking spaces for every three (3) employees equates to 33 required parking spaces.’ The Fort Collins Rescue Mission project is proposing 35 spaces, therefore the report concludes that the project will be adequately parked. Justifications 3.2.2(K)(3)(b) Review Criteria. To approve an alternative plan, the decision maker must first find that the proposed alterative plan accomplishes the purposes of this Section equally well or better than would a plan that complies with the standards of this Section. The general purpose of the standard is to ”…ensure that the parking and circulation aspects of all developments are well designed with regard to safety, efficiency and convenience for vehicles, bicycles, pedestrians and transit, both within the development and to and from surrounding areas.” The proposed alternative plan will accomplish the purposes of the code equally well or better than a standard plan because we are accurately identifying the parking needs for the proposed use. Since the code does not define a minimum or maximum for the proposed use of homeless shelter trying to apply a standard for some other use could result in unsuitable requirements and under or over-parking of the site. Part of what makes this project unique is the guests who will be staying at the shelter.. ‘It is likely that the clientele of the Fort Collins Rescue Mission will not be operating Fort Collins Rescue Mission Alternative Compliance Request – Vehicle Parking ratios 10/25/2023 Page 2 of 2 vehicles and thus will not require off -street parking at the project site.’ Therefore, the parking demand is mostly based on the employees and volunteers who visit the site. The parking analysis uses data from the Denver Rescue Mission , a similar project in size and scope, to calculate parking demand. The new shelter will be owned and operated by the same company, which is the Fort Collins branch of the Rescue Mission.. In reviewing a request for an alternative number of parking spaces, the decision maker must consider whether the proposed plan: 1. does not detract from continuity, connectivity and convenient proximity for pedestrians between or among existing or future uses in the vicinity, • Pedestrian connectivity will function the same as it would with a standard code compliant plan. 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, • Parking is proposed to be to either side of the building , to the north and south, set back from the street, with the main building entrance fronting on Mason street. 3. minimizes the visual and aesthetic impact on the surrounding neighborhood, • By limiting parking to only what is needed, visual and aesthetic impact is minimized. 4. creates no physical impact on any facilities serving alternative modes of transportation, The proposed plan will not impact the R.O.W. or the activated streetscape differently than a standard plan would.5. creates no detrimental impact on natural areas or features, The proposed parking plan will be within the property boundary and will comply with all other related codes, including screening , and lighting restrictions to natural areas.6. maintains handicap parking ratios, and • This project meets all handicap parking requirements, with one accessible space in the north parking lot, and two in the south parking lot. 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 as this project is located in the C -S zone district.