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HomeMy WebLinkAboutSupporting Documentation - 08/20/2025 MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES. o: 970.224.5828 | w: ripleydesigninc.com RIPLEY DESIGN, INC. | 236 Linden Street, Suite A | Fort Collins, CO 80524 Switchgrass Crossing Alternative Compliance –Minimum Bicycle Requirements August 20th, 2025 Land Use Code 5.9.1(4)(d) Minimum Bicycle Requirements Alternative Compliance. Upon written request by the applicant, the decision maker may approve an alternative number of bicycle parking spaces that may be substituted in whole or in part for the number that would meet the standards of this Section. Introduction Volunteers of America is one of the nation’s oldest and largest developers of affordable dignified housing for seniors. The goal of this project is to provide 100% affordable housing units to seniors at 30%-60% AMI. The site is in an ideal midtown location, within close proximity to amenities and services. Housing is a critical need in the community, and by developing underutilized land that permits higher density residential uses, we can provide more people with a place to call home. The subject site is situated at 3800 S Mason St, on approximately 1.4 acres and consists of one parcel located on S Mason St, between W Horsetooth Rd and W Troutman Pkwy. Senior housing is a great fit for this location as it contributes to a mix of uses in the area, adding more housing to an area containing primarily commercial businesses. The location is also ideal for affordable housing as it is within ¼ mile of a Safeway grocery store, and within ½ mile of other restaurants, amenities, and retail. The Max Guideway and Mason Trail run parallel to Mason St to the wes t, offering multi- modal travel options for residents to access other areas of town. Reason for the Request Required bicycle parking under the land use code is calculated as follows: 51 bedrooms x bicycle space per bed = 51 required bicycle parking spaces. Of these 51 parking spaces, 60% are required to be enclosed (31 spaces). Due to the senior demographic of the future residents who more often than not own larger, heavier bicycles (e-bikes, tricycles, and recumbent bikes) and are more likely to exhibit mobility and strength limitations, alternative compliance is sought to provide a reduced quantity of required bicycle parking spaces. This request is made to ensure maneuverability, security, and clearances between bike racks are prioritized vs. achieving a higher number of bike racks on site. As described in Section 7 of the Land Use Code, all bicycle parking shall be “at least two (2) feet in width and five and one-half (5½) feet in length, with additional back-out or MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES. o: 970.224.5828 | w: ripleydesigninc.com RIPLEY DESIGN, INC. | 236 Linden Street, Suite A | Fort Collins, CO 80524 maneuvering space of at least five (5) feet.” A total of 40 bicycle parking spaces are proposed with this alternative compliance request. Of the 40 bicycle spaces, 24 are enclosed within the building and 8 are covered/sheltered on site. See below for Land Use Chart: While the total reduction being requested is 11 spaces, it is worth noting the applicant has not reduced the amount of covered/enclosed bicycle parking. Conclusion: The request for a reduced number of bicycle parking spaces is both: 1) nominal and inconsequential when compared with total number of bicycle parking spaces available for resident use in an enclosed and exterior setting; 2) results in a plan that meets and exceeds the intent of the code by allowing better utilization and maneuverability around the bike racks based on the use being an affordable senior housing development.