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HomeMy WebLinkAboutReports - Parking Study - 04/02/2025 MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES. o: 970.224.5828 | w: ripleydesigninc.com RIPLEY DESIGN, INC. | 419 Canyon Avenue, Suite 200 | Fort Collins, CO 80521 300 E Mountain Alternative Compliance Request – Nonresidential Parking Requirements April 2, 2025 Land Use Code 5.9.1(K)(2)(b) Nonresidential Parking Requirements Parking Requirements for Nonresidential Uses: Reason For Request The proposal for 300 E Mountain is a commercial project subject to a Basic Development Review (BDR) with 3,576 square feet of general office space and 200 square feet of bar space. The proposed use includes a green room to only be used for shows, office space, indoor bicycle parking, and storage for the Armory. Based on the above code section, 5 total parking spaces would be required for bar and office uses. With the 25% parking reduction exemption through the Transit-Oriented Development (TOD) overlay and with parking minimums applying to the net increase in square footage in the existing building exemption, a new total of 1 parking space would be required (excerpt from land use table below). MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES. o: 970.224.5828 | w: ripleydesigninc.com RIPLEY DESIGN, INC. | 419 Canyon Avenue, Suite 200 | Fort Collins, CO 80521 The last active use of the site was The Lyric Cinema, a theater, which was more intense than an office and bar use. A theater typically has higher occupancy loads, often seating many people who arrive and leave within a relatively short timeframe. For many years, the Lyric Cinema movies would run simultaneously with the shows at the Armory. Historically, there have never been any parking spaces on-site even with the more intense theater use. Due to site constraints and location, as well as an effort to align with the Downtown Plan and existing conditions, the project is not proposing, nor can it add, any parking spaces on-site. Through the alternative compliance criteria, the applicant is proposing to utilize nearby parking garage capacity, as well as existing on-street parking as an alternative to providing commercial parking spaces on site. Land Use Code Criteria There are two categories of criteria for the decision-maker to use when approving an alternative compliance request. They are described below using numbers 1 and 2, with the applicant’s justifications following the criteria: 1) Land Use Code section 5.9.1(K)(3) states that the decision-maker may approve an alternative parking ratio…that may be substituted in whole or in part for a ratio meeting the standards of this Section . The decision-maker must first find that the proposed alternative plan accomplishes the purposes of the standard equally well or better than would a plan which complies with the standards. The project is not proposing any parking spaces on site and the alternative is to utilize the Firehouse Alley Parking Garage. A public-private partnership between the owner and city was realized when the Firehouse Alley Parking Garage was built in 2018 to accommodate future parking for development in the downtown area, which will be used by the 300 E Mtn development. The following justifications show how the alternative plan is equally well or better than a plan that would comply: The purpose of section 5.9.1 “is intended 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, mobility assistance devices, and transit, both within the development and to and from surrounding areas.” MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES. o: 970.224.5828 | w: ripleydesigninc.com RIPLEY DESIGN, INC. | 419 Canyon Avenue, Suite 200 | Fort Collins, CO 80521 The alternative parking plan of utilizing the Firehouse Alley Parking to mitigate the need for parking on-site is equally well or better than a plan that would comply because it will encourage pedestrian circulation, increase safety, and will be efficient and convenient for all modes of travel. An additional benefit is that the site will be able to focus on pedestrian safety and the streetscape experience. Safety and efficiency of transportation are critical considerations for proposing this alternative plan. Parking lots inherently increase the conflicts between pedestrians and vehicles and can create safety concerns in such a populated area of town. The Firehouse Alley Parking Garage will provide the necessary parking spaces to accommodate this development within a short distance. Outlined below are the existing parking garages, surface lots, and on-street public parking that are well-lit and already have convenient routes in close proximity to the project at 300 E Mountain: ➢ Parking Garages o Firehouse Alley Parking Garage: ~425 feet o Civic Center Parking Garage: ~1,700 feet o Old Town Parking Garage: ~525 feet ➢ Surface Lots o Jefferson Lot: ~1,900 feet o Oak/Remington Lot: ~1,200 feet o Olive Lot: ~1,300 feet ➢ On-street parking o Available on most public streets throughout Old Town In addition to parking options, Downtown offers a variety of well -developed infrastructure to facilitate convenient and equitable access for residents and visitors without the need for a car: • According to the Transfort website, the Max Bus Rapid Transit (BRT) “connects major activity and employment centers in the Fort Collins community, including Midtown, CSU, and Downtown. It links seamlessly with other Transfort bus routes, Park-n-Rides, and other service lines, providing a hassle-free travel experience for our riders. With 12 stations and stops, MAX follows a dedicated transit-only guideway and mixed-traffic streets, connecting the South Transit Center (STC) to Downtown, making it a convenien t travel route.” Per the 2019 Transportation Master Plan, there will be a future ‘High Frequency’ 15-minute bus route along Mountain Ave. See the below map showing the high frequency bus route along Mountain and the other routes that link up to take people to various parts of the City. MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES. o: 970.224.5828 | w: ripleydesigninc.com RIPLEY DESIGN, INC. | 419 Canyon Avenue, Suite 200 | Fort Collins, CO 80521 • The Downtown Transit Center acts as a hub for buses with many different routes, providing connections to other parts of the City and beyond. The buses are accessible for mobility assistance devices, and are also equipped with bike racks. Regional bus service routes also allow visitors from surrounding areas to access the destinations in Downtown Fort Collins. • Cyclists benefit from an extensive network of bikeways, including bike-friendly routes along Magnolia, Remington, and Maple Streets, which offer direct paths into the heart of Downtown. The 2022 Active Modes Plan not only envisions but recommends a future buffered bike lane on Mountain (see below map). There is ample bike parking throughout downtown, including in front of the site and in the parking garages. Four (4) secure bike parking spaces for the development will also be provided inside the building. MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES. o: 970.224.5828 | w: ripleydesigninc.com RIPLEY DESIGN, INC. | 419 Canyon Avenue, Suite 200 | Fort Collins, CO 80521 People that come downtown usually expect to walk to their destination and are not expecting to park onsite. There were public improvements that were upgraded when the Elizabeth Hotel opened its doors to create a convenient and safe route to various destinations nearby . By utilizing on-street parking and nearby garage parking, it will ensure that the circulation and flow surrounding the site remains intact to support a safer, more vibrant public realm. Limiting the number of curbs cuts for parking lot access, the potential conflicts between cars and pedestrians and bicyclists is minimized. Streetscapes without parking lots are often livelier and engaging, as they prioritize people over vehicles. The building will also have lighting to directly activate the streetscape and create a safer nighttime walking experience along the frontage. According to the Downtown Plan, a prominent theme is that “Downtown will be designed to provide ample transportation options and streets, buildings, and places that put pedestrians first”(pg. 15). Sidewalks will be designed to meet ADA standards and the travel lanes are sufficient for the amount of traffic. There are a combination of bike lane types in the area due to the road width constraints. Although there is a shared bike lane on Mountain Ave, there is a dedicated bike lane that begins on Walnut from Mountain. The final benefit to approving the proposed alternative plan is that the architecture can really shine. Building transparency and architectural details will complement the surrounding buildings and will be incorporated into the historic nature of the area. A focus on the building architecture will ensure that the site fits with the surrounding buildings, enhances the streetscape and pedestrian experience and creates a sense of place within the Downtown area. MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES. o: 970.224.5828 | w: ripleydesigninc.com RIPLEY DESIGN, INC. | 419 Canyon Avenue, Suite 200 | Fort Collins, CO 80521 2) 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: (I) does not detract from continuity, connectivity and convenient proximity for pedestrians between or among existing or future uses in the vicinity, The alternative parking plan with no spaces provided on-site does not detract from continuity, connectivity nor convenient proximity for pedestrians between or among existing future uses in the vicinity. The previous use as a theater did not have any parking on-site, therefore the proposed project will not be taking any parking away, which in turn keeps the pedestrian connectivity and habit patterns the same. There are 14’ sidewalks adjacent to the site, along Chestnut St and Mountain Ave, which provide connectivity to other uses in the area. These sidewalks will remain with the proposed project, and will continue to provide a pedestrian-friendly route to and from various destinations in Old Town. In addition, without parking spaces, there will not be any additional access or circulation needed within the site, which leads to a safer and more pleasant walking environment for pedestrians. This Downtown location is within convenient proximity to the Firehouse Alley Parking Garage and other public parking spaces, therefore encouraging continuity and connectivity to the existing uses and pedestrians to and from the site. (II) 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 site at 300 E Mountain is a triangular shape abutting two public streets, with an approximately 3,800 square foot footprint. These factors make it infeasible to consider parking on-site since there is nowhere to put parking spaces that would minimize the aesthetic impacts from the street. The Downtown Plan recognizes that “many Downtown sites have very limited space for surface parking…” (pg 20), and that “Accommodating parking MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES. o: 970.224.5828 | w: ripleydesigninc.com RIPLEY DESIGN, INC. | 419 Canyon Avenue, Suite 200 | Fort Collins, CO 80521 demand in each individual development project can constrain building design and have a negative ripple effect on buildings, streetscapes, and outdoor spaces (pg 31).” In this case, because the site has limited space, it makes sense to focus on the architecture, landscaping and the pedestrian-friendly environment to increase the visual and aesthetic impact along the public streets that surround the project. The Armory building is a historic building located right next door, so protecting and enhancing the historic character is important for this project. Having a well-designed building that creates a sense of place and visual interest is better than a plan that includes a paved parking lot. A parking lot at 300 E Mountain would detract from the historic nature of the block and would be a detriment to the useability of the space and visual attractiveness of a well-designed building. (III) minimizes the visual and aesthetic impact on the surrounding neighborhood, Adding on to the previous section, the visual and aesthetic impacts are minimized by the alternative plan because the appearance of the building design is more visually interesting and appealing than a paved parking lot. The neighborhood will be less impacted by a building that activates the pedestrian environment because a parking lot has the potential for car light spillage, collisions, and would be less aesthetically appealing overall. (IV) creates no physical impact on any facilities serving alternative modes of transportation, The alternative parking plan does not create a physical impact on any facilities serving alternative modes of transportation. There are no proposed changes to the way the site is accessed and people will still have access to bus stops, scooters, bikes, etc. The adjacent sidewalk widths will also remain unchanged to allow for accessible access around Downtown. (V) creates no detrimental impact on natural areas or features, There are no natural areas or features on or near the site, so there would be no detriment to approving the alternative parking plan. All lighting proposed will adhere to the dark sky requirements as outlined in the Land Use Code. (VI) maintains handicap parking ratios, and Because the alternative parking plan proposes the use of the Firehouse Alley Parking Garage as well as on-street parking spaces, the handicap parking ratio MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES. o: 970.224.5828 | w: ripleydesigninc.com RIPLEY DESIGN, INC. | 419 Canyon Avenue, Suite 200 | Fort Collins, CO 80521 would be maintained. There is currently one accessible parking space along Mountain Ave and two across Chestnut Street outside of the Elizabeth Hotel, and four (4) spaces in the Firehouse Alley Parking Garage. (VII) 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. This project is located in the Downtown (D) Zone District and conforms to the established street and alley block patterns. Since there will be no parking lot on site, there will be no changes to the existing streets, curb cuts, or block patterns. The public right-of-way widths, travel lanes, and connectivity will remain unchanged. In summary, the proposed alternative plan accomplishes the purposes of the standard equally well or better than would a plan which complies with the standards, and it aligns with all seven criteria for the decision-maker to approve the alternative compliance request.