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HomeMy WebLinkAboutSupporting Documentation - 10/29/2025 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 October 29th , 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 55+. 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 west, 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) and 40% are required to be fixed (20 spaces). As described in Section 7 of the Land Use Code, fixed 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 maneuvering space of at least five (5) feet.” The Land Use Code states that enclosed bicycle parking “shall provide a minimum of six (6) square feet in area” Fixed bicycle parking requires larger spaces plus 5 feet of back out space and doesn’t require the spaces to be covered. 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 The building can fit 31 spaces in the indoor bicycle storage area which meets all the requirements for enclosed bicycle parking, but if we do that, it will be difficult to maneuver the bicycles. We are concerned about this due to the senior demographic of the future residents who often own larger, heavier bicycles (e-bikes, tricycles, and recumbent bikes) and are more likely to exhibit mobility and strength limitations. Although more bicycles can fit in the enclosed storage room, alternative compliance is sought to provide a reduced quantity of enclosed bicycle parking spaces to prioritize quality, security, and maneuverability over quantity. The dimensions of the enclosed spaces provided on the site plan are proposed to match the larger space requirement for the fixed spaces in the code. While the total reduction being requested is 11 bicycle spaces, it is worth noting the applicant has not reduced the amount of covered/enclosed bicycle parking. 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: Conclusion: This request for a reduced number of bicycle parking spaces results in a plan that meets and exceeds the intent of the Land Use Code to ensure that bicycle parking is well-designed with regard to safety, efficiency and convenience for cyclists. This plan provides more spaces than is required for individual bicycles using enclosed bicycle parking spaces. This additional space is intended to meet the needs of site's residents in a way the Land Use Code does not address and does come at the cost of 7 enclosed spaces. These spaces are compensated for by providing 8 covered fixed bicycle parking spaces in a high traffic (i.e., higher security) area of the site that speaks to the intent of the enclosed bicycle parking standards. In addition, we have provided a covered bicycle maintenance area that we feel will be a benefit to our bicycle -owning residents.