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HomeMy WebLinkAboutCIVIC CENTER PARKING STRUCTURE - PDP - 35-98 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSCivic Center Parking Structure - Project Development Plan, #35-98 December 17, 1998 P & Z Meeting Page 10 This proposal complies with the purpose of the D - District as it provides essential parking for existing and future businesses in the downtown area while incorporating into the building new retail businesses that will reflect the architectural character, human scale and pedestrian -oriented activity area of "old" Fort Collins and the College Avenue business corridor. Section 4.12(E) Development Standards The proposal satisfies the applicable development standards in the D - Downtown Zoning District. 5. Findinas of Fact/Conclusion A. The CIVIC CENTER PARKING STRUCTURE, PDP contains uses permitted in the D - Downtown Zoning District, subject to review by the Planning and Zoning Board. B. The CIVIC CENTER PARKING STRUCTURE, PDP meets all applicable standards as set forth in the LUC, including Division 3.2 - Site Planning and Design Standards, Division 3.3 - Engineering Standards, Division 3.5 - Building Standards, and Division 3.6 - Transportation and Circulation, with the following exception: standards located in Section 3.2.2(L) - Parking Stall Dimensions of Division 3.2.2 - Access, Circulation and Parking of ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS. A request for a modification of the standard has been reviewed by Staff and they have determined that the project as submitted is neither detrimental to the public good nor impairs the intent and purposes of this chapter of the City Code; and that it will protect the public interests and purposes of the standards for which this modification is requested equally well than would a plan which complies with the standards for which the modification is requested. C. The CIVIC CENTER PARKING STRUCTURE, PDP satisfies the applicable development standards as set forth in Section 4.12(E) Development Standards in the LUC. D. The CIVIC CENTER PARKING STRUCTURE, PDP is compatible with the surrounding land uses. _ I PARKIN�� C I V C CENTER PARKING _,�e[•r,,..,m o,..a ,ern. er.rr rx,.c.. e� %61 ENLARGED AWNING ELEVATION "�"`• a]ol aooi scxe. i.--ro^ eqa art •rxwi». er:�idasr» K` c•wte W cxr]•[e � RCCr CLLIYr I•Ap r ••S I ✓ r ewll IMt A / » ENLARGID REVEAL ELEVATIONS LEGEND [� STONE TYPE ST-I 0 FIELD BRICK I O FIELD BRICK 2 ACCENT BRICK I PRECAST CONCRETE SILL OR CORNICE O I .sc.sr cn•.s--_ •q •[s• sa[w q.] II I Ip RQGSI •Y M S,RKr w, •rt� .x� -T x,s,an mum Sx ax[ei s s]- q[c.sr cW •[ vlwcr —�[ - , xxur am[.[ cWmn.ga ' D•[XNL • •xr�� Ri 1Fi mlmf W/MDR/L i0.11 IO] . � - Icrnr eMn, ] wmnts. rns x¢. s,•le]� sSnr[ cPYRr[ rrvx co•1w ]`a•aI _ --emmsum m ttmWwIunP qq .C• EN'I "flWrfe TEI -- • CIYIf CINII ' - IDDD. rpr fon4 R m]•D[ fPt .Ny rt SrwRr 3 ENLARGED ELEVATION ALLEY ma m• i--eccw, eecx,]cawss. q.a-_ - -ors• stop.— - na ! _ re.x m] W]M 9rp( CMK— - — r-21 ENIARGID ELEVATION NW ENTRANCE ENLARGID ELEVATION NW ENTRANCE aim a>m icx['/:.•.a- arm mm ssx[Y s A5.2.01 E n N a m i 0 2 a U u c u I V J M42ME AR — STNIPN,G PLANS N• 'aDE m=N PUNT STRIPE (TV.) FADE OF 90' PARKING STALL DETAIL t C3.1 NASELNE AS — sIDNN ON SWING PLANS (m) s•-r 1-0• I I rs¢ oErAa a/w.l I FADE a 90' A.D.A. PARKING STALL DETAIL 4 G3.1 ,•-r ,•-e• r-r r-r r-e• ,•-a• ,•-a- r-r r-r CROSSWALK DETAIL 7 C3.1 75' PARKING STALL DETAIL 2 G3.1 W-I WTAR D/r1, 9IgtNE AS — 91pNU ON STpWUC PLAINS (m) A' 1FlEDM \\\ I PUNT sTRWE \—V(�•� U (T9.) .j I 60' A.D.A. PARKING STALL DETAIL 5 G3.1 k4 60' PARKING STALL DETAIL G3.1 y¢g Puxr Pu,Nlxc s*w. Ln,Es 2'-0 SHORTEN nlAx NIpaTF➢ ON DErAI,s ,, 2 a D ax nlrs axEr. 'STRPE�inN UWT ELLE 8ACXGRmm. SEE STRNW PLANS rw LQcAncNS INTERNATIONAL HANDICAP DETAIL e C3.1 TYPICAL ARROW DETAILS 8 C3.7 GRAPHIC SHEET INDEX G1., WOUND TER STNMNG PLAN 0.2 h CAL TER STIWWC PUN m 3 TDP TIER STWPMD PLAN CIA ENTRY/EXT DETAxs W., SUM SOIEpIAE AND W.2 SW MCUNnNG DE,;CDNPONENTS U, STRIPING DETAILS G3 W WE OF I o(3�\Q\\� „ � GTN nER FtEv.. SGI9J0' PNit aeNOWNETAE ISOMETRIC (VA TOP TIER STRIPING PLAN 1 /- SCALE: 1/16' .dM II KE WEI G]I FOR PARKING STALL GETAAS I. PNNT PARKING STNL °NES i-G SIGRTU MAX INDICATED a GETNLS 1, I G l W $NT. G1.1 TOP TIER SPNPING i SIGNAGE PUN GRAPHIC SHEET INDEX GRan° no simp NG % P N = 9638.0I Gl.lK TYPICAL no STRIPING PUN G1.3 fW no 5m"ro PUN SIB NDmn C1.4 ENTRY/ENT UTNLS m.l a SwCODU MG CGNPGNENTS =2 SM MOWNG DETNLS G 1. 3 G11 STRIPING DETAILS . . 00 a e i z z 3 N u L 1 COP7RIGRr e 1 2 3 4 5 6 7 8 9 10 11 12 13 Em. . ln. MSM FOR DAIS: IE-Il-N is'-r W-a !'-a 3r-0' !'-e- !'-C !'-C !•- 7:d !'-0' t5'-0' f-0 i/2' INL OOG 1-16-N FREE OF CLLIXYIS FADE or CLLUNS e'-tl ! STALLS . d-0 _ A 161 A TTTT v h ,..-'TTTTT �y A.1 b /L \24�STAUS e ^^ 4 STALLS a r-0 - 3S•-0' 1'-0• a K- 0 1/7 - 21S-0-1 b STam e � I I � 4 _ _I4' TELLOM $ e•i FLOOR 5>w.E 4Ap.V71 ROB GI.3 VA • a SECOW + REA OILY Qj � o- s 7 b F.D tr-C lY- 4 p 6 s I y 8 aj . ST SO aEEi , Nl •-4 . r_r 21 STALLS O -, ]/4- 71tl-s' - 4 STALLS a Y-4 . 7 -.• FOWN 10 e STRIPE d 5t�% 519b Itl-N• F 2 S //11�� I t ,• s. d y V \r SERVE FROM FOURM +S'-1 510 5 2qe oil ! STNLLS • -0 In - 3I5'-4 TO MM PER Ny Id-Y ISE or e•_e. � 9 >o - sa � - 1A'-0• 10'-Y b C ^ a .D7T FDFD 1 qc is .I o. .l SEALS 0 S'-O In . nS'-/' .b 4,.y IN s1S b b If-10• �b 3 GZY r-E' d-U• 77 STN a S' 0 l/4 'i _ S1) D is A F � V FAQ OF CQWNS Z Z o TYPICAL TIER PLAN /- F scAL . t IN - 1 -D G7.2 \- ^ Q a A SM PER e utv. - mn? m /� c t d 100 9 .M PER C d ¢Ev. - Sm7.Itl 10 11 1 13 y s E `e F - 1 SEE SREET Glt FOR PAIORIC STALL DETNU to z Mn REM 1'-0 I 2. PA71T PNORIC STALL IONS r-0 SNORTR ETHAN AGIUIFn ON DETAILS 1. 2 . S OR W. Gll u n4� DEY. SON.Itl FAQ W CAUYNS 43 NO PER ELEV. - 499F.Itl rC TOA Tf 'P A CROUNO PER A.1 /\ RETAILPrut IR b 1`UJ� ISOMETRIC riprAL 7 mSWIN an ma PARTIAL SECOND TIER PLAN 2 GRAPHIC SHEET INDEX SLUE: 1/I6' - 1'-0' G7.2 G1.1 GRWNO no STAPFRG PUN C1.7 TRPICAL nCR 511NPINC UAN 0 3 TOPnC14 PNIIC7 RUNNR �,QD ENTRTSMRR14G r3iG 02.7 SW NWNPNG QTN,s 1. 2 "I SIRW MTN" �.1�111111II�I is R(tA0. ISOMETRIC �= STH TIER DE9. • SEHLIp 4TH 10 6iY. - W,10- .PLO TER F1EN. - 5009.10' AD TER �ELEr.. NM.1d GROUND TIER STRIPING PLAN I /- SCALE: 1/16- Y-p G1.1 \- valve I. Car Tabulation and Building Area Ngg1 511 ls�s s HmM'coo A�29. LEVEL FIVE 28 0 23,416 5 E. LEVEL FOUR 225 ♦ 20,930 S.F. LEVEL THREE 2" 4 70,930 S.F. LEVEL TWO 228 4 M930 S.F. LEVEL ONE 118 2 53.405 S.F. TOTAL YI 29 289,610 S.F. II. Parking Data TOTAL CARS 900 STALLS STALL MOTH h RE: PLAN PARKNG ANCLE EFFICIENCY 322 S.C/51ALL NOTE, SPACE COUNT DOES NOT INCLUDE 14 UOTORCYRE STALLS PAVEMENT MARKING COLOR SCHEDULE msoRPnoL CAI I. PAI,' G STALLS W X 2 WOSS-HATCHED AREAS YELLOW 3 HMO" sYmm SLUE a FLOM ARROWS WE PART Al DAM YELLOW "K AND WTSM OF PAI6IWIG SRRXTLRE I. SEE SHEET GSI FOR PARX9N1 STNL OETAES L PANT Pmx1 STALL IRKS 2'-O S DRRR THAN WOGim ON OETAaS 1, 2 8 J OL SHT. GLI GRAPHIC SHEET INDEX G1.1 GR00K0 MR STRIPNG PLAN G1.2 TYPKAL PER STRIPING PUN 0,3 TOP TER STRANG R 0.4 MMY/ENT DETAILS W.1 51GN SbImu4t AND CWPOVENiS G2.2 SK H YOUNPNG MlAllS GLt ST G OETAHS f7.v,n;rT�i:n7� G1.1 i+. •" OCT 21 198 12:05PM WALK`"" PARKING CONSULTANTS DNVR. P.3/3 Monday, May 9,1999 'truck sales Wt their peak in Rockies By John Eaton Dowar Pap Awn hr. wnar Denver and the West have a love affair with trucks- Detroit'$ "Big Three" all report trucks are ex- ceeding passenger car sales in Col- orado and portions of surrounding stales. Chrysler says 56 percent of its AUS allies through April 10 Ward itruLks. Cbevr+otal said 56.5 percerll 'trucks through April 19 and Pon sold 07-5 percent through April 0a LlfesLyle differentey add the power of women buyers are among the reasons for Colorado'$ high sales figures, supplied by the man- uihaumers' reiponal nukes in Den- ver. Right up and down the spipe of We Rockies you will we this condl- non of strong truck sales. In faL% truck sales are like the T-bone on a steak — the long bone goes along the Rockies, the short portion of the "T" reaches toward California and the longer portion extends through the Deep South, where you will sometimes see 00.50 sales In Alabama," said Ray Windecker, research and analysis manager for Ford. who keeps track of both Ford and competitors' sales. Although Chrysler, Ford and Chevrolet aC report trucks are out- selling cars in this area, tha sales percentage figures since low make odd movements on a chart. Chrysler sales figures have climbed steadily becausli of the lowing popularity of trucks and the company's acquisition of American Motors Corp., prirnarny a manufacturer of truck -type vehi- cles. Chevrolet figures clni% but took a little dip in 19fa, attributed els. Add Ford, which stir sells the highest percentage of trucks, has shown it slight decline because of passenger car competition within the Ford corporate fleet, from the company's No.1-seting Escort and the popular Taurus. Tao industrys "truck" category includes light pickup trucks as well as large and small vaaT and rour- wheetdrive recreational vehidea. The government regulates those -rr"JVMPwnra 10 J40PEMP MOMW The DM». POW, only cheol"Ml vehicles differently than passenger cars and lumps them In the same Category. Doug (foreland, president or Cherry Creek Dodge, attributes much or the popularity to the West- ern lifestyle — many want a vehl• cle that can serve not only for city transportation but also for Junkrls to the mountains — and to the manufacturer's closer auanUon to quality construction. "There are better drive -train combiaaLlons, 'better fit and finish and longer warranties •' Ed goramh, owner of Ed Sea arth Chevrolet, says much of the popularity can be tied to the desire of area familics to own a vehicle that can serve many purposes. -They fit the needs of Loday's fam- Uy. You can stick a baseball team in a van and you've still got room:' Re also said women are influen- tial is increasing the truck/ van/recreatieval-vehicle sales, lie estimates that fin percent or the buyers of the S•10 Blasrr are women, Nationally, women bought 755,000 such vehicles during 1W — mos;Uy because the vehicles Can haul both people and things. Win• decker says. Windecker predicts wok sales win continue to grow at a ride ex- ceeding car sales, but not with such speed as In the past few years, lid says, ••Taey've pretty well invented the car, but there are Ida many Improvements to be made in trucks and vans to snake them more comfortable and user 1rlettdly •• •• - . Growing tfu" %alas are linked to both changes In the vehicles and charges In American litestylee: ■Trucka, vitro and lour wherl-drive utility vehicles have be- come "chriUad.'• They are quieter, have more comlortaOle sus- pensions and offer better odes. Features mat appeal to many bW ers — such as power windows, locks, air conditioning, sW*O radios — are available, ■The growth of the multivehicla family tends to create truck allies.11 there are. say, three people In the household driving vehF cles daily why have three eedans7 Families tend to vary the mix of vehicles chosen. And. Increasingly. one is a Irvek. OThe wide choice of ^oinks" evailabte — small and largo vans, trucks and IouhwhaeLdrwes—aweelans the put and makes them more markelabte. P•OCT 21 198 12:05PM WA KING CONSULTANTS DNVR. m P.2/3 Defining the Colorado car Coloradans buy for morefour-whW-drive and import cars than the rest of the country. Our other car choices beat the odds, too. Ar HdwswdRahmaw oloradahl have always eah- aidemd themselves as inde- peadent lot, and when It coma Ice hew scar pureharn, Cilles-Altzim—beirtheromd. The stsdaks, provided by Deuoh4lased researchers R-L. Pelt & Co. and word's Reports. are baud on I916 oevewehicle taaasratlons across the country. The numhen show a deddedly buleped- dent witak among Coloradan Per buyer caused in part by an aumWon for vehicles that are practical for loco Conditions. To begin with, drivers in this rote Lice foreign vehicles much more Than their cmrn,aparts naionwide. Of she 121'els new passenger cos registered here during 10", 43 percent were Imports. Nationally, only 2g pace, t of the I [A million dew ears registered last year bore imported asmeplat". Additionally, the widespread belief glut Coloradans an heavy can kohl trnelu and four-by-fours also war borne out by the moo recast statiuics. While 63,304 trudm with -&roll weitht below 10,000 pounds were registered here lag year — represent. )tag 35 percent of all vehidn—the 4.3 mB- 1on vehicle in that class bought by drivers nationwide equaled a ny, 21 percent of the —IkS.reTaTr- -..•. specific make and model rotes rarely matched up predsely with nationwide trends. In the ➢gM wok department. fa esample, Colorado drivers pnfeeed Toys. Ina ►cad Jeep Cherokees. Toyotas also topped the national rally, but Ford Ranh - err come in second and Cherokees placed a distant 13th. In terms Of domestic passenger sae miss, drivers in hash Colorado and the U.S. as a whole agreed last you mat the most pope• tar makes were Chevrolet add Ford. In Colorado, the molt popuar madela were ,he Ford Tempel (4.019 sold in '66) fol- lowed by the Chevy Cavalier (3.266). Across the nation. however. xhe most pro- ulur domeitics were the Chevrolet Cekb- riry and the Ford Eason. At the other end of she domestic spec- trum, thv least popular car Coo sufaetur" in Colorado was AMC, which gold only 936 +mice here This list -law finish was repeated nationally. The Icam popular domestic model is Colorado (of the Mott exclusive. depending on how you look at it) coy the, Chevrolet Beretta — only icon were said. Deipile an encouraging local perfor- mance by saveral dominate autnmakeesv however, the red battle in Colorado cow limns to be amMi` the imports. Tee I)ne of best-selling Iiscal vehicle took on a new look in e46 when the upslarl Hyundai Excel from Korn tied traditional leader Hands Aerprd, each recording 5,297 sales. Other import models that topped the dameatic leader in sales w"a the Subam four -door 14,640) add Honda Civic (.t,3g3t. Nationally, the top roar import models Was the Nissan Sentrt. Toyoa COlnlla. Toyoa Cam" and Hmda Chic. . to the hotly emtested localrace bdwt m foreign car makers. the can five manufao- turers Last year well Honda (10,932 Sala in 19"), Toyota (9,053). Subaru (6.125). Nissan 15.199) and Hyundai (3,297). Naslonal leaders were Toyota, Allsran. Msmda. Marchand Ssbarn. Of the more luxurious impons, Volvo coat the local lead", with Us I lain last year, followed by Audi (1,32I), Saab (1.033). Merreder•11mt(709), BMW (640) Sad Porathe (429). On the domestic lurury side. CAdiffm raid better than any of the forallm contenders, with thief heta Of 2403 cut. Nationally, imponed luaury can sold in she following order. Volvo, Memadea.Banr, BMW, Audi, Saab and Porsche. Again, Carfduc far autditlarrrrd ksimponed ctanpahlon. On the ultra.Iuaury ltvct, Coloradans leaned — albeit aGxhtb' — toward rest Bet. Iwo (Italian- with 12 sales bast rea6. Fm rani (lulian. 9 sales). Bath Royce (British, 1 sake) and Muer d (Ita14a, 7 sates). Umuellawagly, rot man popuhr eous- try or Origin for imporlt in this state remained lapse, whoa 38,319 sales Lae represeored nearly 7o percent or the for- eign total. The least popular Country of drilia here was Frame, which managed to muvipee Coloradan,, to any Only 39 Of its Residues and 17 Ofltr Peuleau, ltsly's 78 sal" here relo—led the 7caond.smallest LOW. NaLi0twly, the indi"&I hoport" that 4411144 she fewest total sales was lulys Fenced, welch only sold 672 vehicles amass themuntry. For true esd"Aly, however, one would have to turn elsewhere: In all toe U.S., Only two lsuzu 1-Mark Pleseh and one Audi Quattro Coupe weft told during 19bb. Jura try to fled a mechanic for lone as ,hem. Import Car Sales vs. Domestic Car Sales Colorado United scores kapdr3stT b,�• Oorrmsalca . 72% )(night Truck Sales vs. Passenger Car Sales Ceelarndo .. deader pMsetvwant 24 � 6516 UnRsd stales MEMORANDUM WALKER Page 5 of 5 PARKING CONSULTANTS November 16, 1998 Parking Stall/Aisle Dimensions probability that the actual width available between parked vehicles will be larger than the design minimum drive aisle width. e) Since the vehicle is narrower and shorter than the stall dimensions, the actual projection of the vehicle will be significantly shorter than the stall projection. Since it is the vehicle projection itself that impacts the available width of the drive aisle, not the stall projection, there is a margin of error provided by using the stall projection. The aisle width increases approximately two feet when compared to the actual projection of the 85th percentile design vehicle. f) The field test that was performed to evaluate the parking geometrics for this project indicated satisfactory maneuverability was achieved at these aisle widths for a GMC suburban. Modification #4: We respectfully request approval of a modification of the stall width for short-term, angled parking from 9'0" to 8'8". We feel this request is justified based upon the following: a) The industry standard width for short-term parking is 8'6". Approximately 44% of the stalls will be 9'0" wide. Another 17% will be 8'10" wide. About 2% of the stalls are oversized for handicap parking and the remaining 37% of the stalls will be at least 8'8" wide. Therefore, 63% of the stalls are 8'10" or wider. By way of comparison, the Old Town parking structure in Fort Collins has 8'4" wide stalls. b) Because it is easier to maneuver into an angled parking stall, field studies by Walker indicate that the vehicle will be positioned more closely to the center of the stall than for 90-degree parking. Therefore, angle -parking stalls can be narrower than 90-degree parking stalls. c) Double line stripes will be used for the parking stall striping to assist parkers with aligning their vehicles in the center of the stall. d) The field test that was performed to evaluate the parking geometrics for this project indicated satisfactory maneuverability was achieved at an 8'6" stall width for a GMC suburban. With approval of an 8'8" by 17'0" stall for 75-degree parking and an 18'Y drive aisle, the required parking module will then be 557'. The attached drawings illustrate that these dimensions are achieved in our design. REMARKS The granting of the requested modifications will not impair the public good nor impair the intent and purposes of the Land Use Code which is to provide parking facilities that are safe, functional, and easy to use. Walker has designed over 3000 parking structures across the United States that safely and functionally meets the needs of millions of people as attested by the owners and customers of those facilities. Since this project addresses an important community need for parking in the Civic Center complex, which is an important element of the city's Comprehensive Plan for this area of the city, we believe that it is in the public interest to grant the modifications requested herein. Therefore, we respectfully request your favorable approval of these modifications. We remain available to answer any further questions that you may have. OwindowsWesktoplpkg-dim2 (2).doc MEMORANDUM WALKER Page 4 of 5 4& PARKING CONSULTANTS November 16, 1998 Parking Stall/Aisle Dimensions d) The stall width and door opening clearance are more important issues for short term parking than stall length. We are meeting the Land Use Code requirement for a 9-foot stall width for 84 percent of the 90-degree stalls. e) The parking industry standards for 90-degree, short-term parking consist of an 8'6" stall width by 17-feet long with a 24-foot drive aisle in a 58-foot parking module. We are providing a 9'0" by 18'0" stall with a 24-foot drive aisle (60-foot parking module) for 90-degree parking. Angle Parking Layout The Civic Center Parking Structure also includes 75-degree angle parking with one way traffic in the two west parking modules. One-way traffic is utilized in order to avoid internal traffic conflicts at the end crossover aisles, thereby minimizing the accident potential, and increasing the ease of use and safety of the facility for both pedestrians and vehicles. Also, because a narrower drive aisle of 18'3" is utilized with angle parking, we are able to create a pedestrian safe zone consisting of a 3-foot wide walkway at the front of the angled stalls, without exceeding typical spans required for precast concrete structural systems. For 75-degree angle, short-term parking, the Land Use Code specifies a 9'0" by 19'0" stall with a 24-foot drive aisle. When the footprint of the stall is rotated to the 75-degree angle, the stall projects into the drive aisle approximately 21'5". Therefore, the LUC requires a 66'10" parking module for 75-degree parking versus the 57- foot module provided. Modification #2: We respectfully request approval of a modification to the Land Use Code for a 17-foot stall length in lieu of the 19-foot stall length for short-term, angled parking. We feel this request is justifiable based upon the following: a) Approximately 90% of the vehicles on the road today are less than 17-feet long. b) The parking stall lines will be painted 2 feet shorter than the actual stall length to encourage patrons to pull farther into the stall. c) The industry standard indicates the parking dimensions should be based upon the size of the 85th percentile vehicle, which is 6'6" wide by 16'6" long in Fort Collins. Modification #3: We respectfully request approval of a modification of the drive aisle width from 24 feet to 18' 3" feet for 75-degree parking with one-way traffic, and to 16-feet for 60-degree parking with one-way traffic. We feel this request is justifiable based upon the following: a) The traffic engineering standard for the width of a one-way traffic lane is 12 feet. We believe the Land Use Code requirement of 24-feet was intended for two-way traffic. There appears to be no provision in the Land Use Code for the width of a one-way traffic aisle. b) It is much easier to maneuver into an angled parking stall than a 90-degree stall. Therefore, the drive aisle width required for maneuvering into an angled parking stall can be much less than for 90-degree parking. c) The parking industry standard aisle width required for maneuverability into a 75-degree angle - parking stall is 18 feet, and 14 feet for 60-degree angle parking. By way of comparison, the drive aisle width for the 65-degree angle parking stalls in the Old Town parking structure in Fort Collins is 15'4". d) A Walker study for Schaumburg, Illinois (available on request) indicated that it is statistically highly improbable that two design vehicles or larger will be parked across the drive aisle from each other. Similarly, it is highly improbable that two, large vehicles will be parked on either side of a vacant stall, which would adversely affect the maneuverability into that stall. Because of the random distribution of vehicles smaller than the design vehicle, there is better than a 95% OwindowsldesktopWkg-dim2 (2).doc MEMORANDUM WALKER Page 3 of 5 4 PARKING CONSULTANTS November 16, 1998 Parking Stall/Aisle Dimensions parking stalls and 90-degree parking stalls, as proposed for the new parking structure. Stall widths were varied from 8'6" to 9'0". A bumper -to -bumper parking module width of 57'0" was used for the 75-degree parking and a parking module width of 60'0" was used for the 90-degree parking stalls (a parking module consists of two rows of parking with a drive aisle between). A full-size passenger car and an LTVU were parked on either side of a vacant stall, and a GMC Suburban then maneuvered into the vacant stall. Based upon that test, it was determined that an 8'6" stall was adequate for the 75-degree angle parking, while a 9'0" stall should be used for the 90-degree parking stalls. REQUESTED MODIFICATIONS TO FORT COLLINS LAND USE CODE The Fort Collins Land Use Code specifies parking stall and aisle dimensions for different angles of park (0, 30, 60 and 90-degrees). The stall and aisle dimensions also depend upon whether the parking will be utilized for short- term, high -turnover parking or long-term, employee parking. The parking industry defines short-term parking as duration of less than 3 hours. High turnover consists of 4-5 vehicles utilizing one parking space in a day (12 to 16-hour period). The Civic Center Parking Structure parking layout consists of 90-degree parking and two-way traffic on a 6% sloped ramp at the East side of the structure, with two flat parking modules on the West side consisting of 75- degree parking and one-way traffic (see attached drawings). The parking module provided for 90-degree parking is 60 feet. This dimension provides for a 24-foot drive aisle with an 18-foot stall length on each side of the drive aisle. The stall width for 90-degree parking is 810-1/2" minimum between shear walls at the West Side of the sloped ramp (16% of 90-degree stalls), although a stall width of 9'0" is provided for the 90-degree stalls in other areas. The parking module provided for 75-degree parking is 557' in the middle bay adjacent to the pedestrian walkway, and 57'0" in the Far West bay. These parking module dimensions provide for a 20-foot drive aisle in the west bay and an 18'3" drive aisle in the middle bay with respect to the stall projection of 18'8" on each side of the drive aisle. With respect to the actual vehicle projection (the design vehicle is smaller than the stall), a minimum aisle width of 20 feet is provided. The stall width for the 75-degree angle parking varies from 8'8" to 9'0". During the daytime, levels 2, 3, and 4 of the Civic Center parking structure will be designated for long-term, employee parking. Levels 1 will be designated for short-term parking while overflow short-term parking will be available on the roof (level 5). However, in the evening, all of the parking spaces in the structure will be available for short-term parking. 90-Degree Parking Layout The Fort Collins Land Use Code (LUC) specifies a 9-foot wide by 19-foot long stall for short-term parking with a 24-foot wide drive aisle for a 90-degree parking layout. The LUC-required parking module width is then 62 feet versus the 60-foot module provided in our design. Modification #1: We respectfully request a modification to the short-term parking requirements to allow an 18-foot stall length in lieu of a 19-foot stall length for 90-degree parking. The required parking module width would then be 60 feet. We believe this request is justifiable based upon the following: a) Approximately 98% of the passenger cars, light trucks, vans and sport -utility vehicles on the road today are under 18-feet long. b) The parking stall lines will be painted 2 feet shorter than the actual stall length to encourage patrons to pull farther into the stall. c) The industry standard indicates the parking dimensions should be based upon the size of the 85cn percentile vehicle in use in Fort Collins which is 6'6" wide by 16'6" long (requires 8'6" by 16'6" stall). c:WndowsWesktopWkg-dim2 (2).doc MEMORANDUM WALKER Page 2 of 5 46 PARKING CONSULTANTS November 16, 1998 Parking Stall/Aisle Dimensions Walker has also tracked sales for light trucks, vans, and utility vehicles since 1987. LTVU's are generally wider than passenger cars. While trucks are a little longer, vans are approximately the same length as passenger cars, and sport utility vehicles (SUV) are shorter than the automobile design vehicle. The design vehicle for light trucks is 6'6" wide by 16'10" long, or about the size of a Ford F150 pickup truck. The design vehicle for vans is 6'Y by 168". The design vehicle for SUVs is 6'4" by 15'10" or about the size of the Toyota Land Cruiser. When the mix of automobiles and light trucks is considered, the design vehicle inches up in width but down in length to 6'3" wide by 167' long, or about the size of a Ford Windstar minivan. The GMC suburban is one of the largest passenger vehicles at 6'8" wide by 18'3" long. However, compact vehicles (less than 15-feet long) represent approximately 45% of vehicle sales since 1980. Stall Width The stall width is determined by adding half of the required door opening clearance to each side of the design vehicle (Note: Half of the door opening clearance is "borrowed" from the adjacent stall, except when the stall is adjacent to a wall). Parking industry standards indicate that a door opening clearance of approximately 24" is adequate for short-term, high -turnover parking, and a door opening clearance of 20" is adequate for long term, employee parking. Based upon the size of the current composite design vehicle, a stall width of 8'3" is calculated for short-term parking, and a stall width of 7'11" is calculated for long-term parking. Local Vehicle Mix The foregoing analysis assumes that the mix of vehicles in Fort Collins is consistent with the national mix of vehicles on the road. This assumption is not necessarily true. Therefore, Walker performed a field survey on June 25, 1998 of the vehicles in the existing parking lot at the site of the proposed parking structure to determine the mix of compact cars, full size cars, and light trucks at this location. The results are as follows: Compact Vehicles Cars 66 38% LTVU's 14 8% Subtotal 80 46% Full Size Vehicles Cars 29 17% LTVU's 64 37% Subtotal 93 54% Nationally, there are approximately 28% LTVU's registered (see enclosed newspaper article), while in the state of Colorado there are approximately 35% LTVU's registered. Approximately 45% LTVU's were observed utilizing the existing parking lot. Therefore, the number of LTVU's in Fort Collins is well above the national average as well as above the average for the state of Colorado. The amount of compact vehicles is very close to the national average. Therefore, a slight increase in the width of the design vehicle should be made (to 6'6"), with a corresponding increase in the recommended stall width (to 8'6" for short-term parking). Field Test A full-scale field mock-up of the recommended parking geometrics was performed on June 12, 1998 in the parking lot at the City of Fort Collins streets department. Members of the design team and City of Fort Collins parking, transportation, and engineering staff observed the field test. The asphalt was painted with 75-degree c:lwindowsWeskto&kg-dim2 (2).doc MEMORANDUM WALKER PARKING CONSULTANTS Page 1 of 5 DATE: November 16, 1998 TO: Brian H. Chaffee COMPANY: Fentress Bradburn Architects ADDRESS: 421 Broadway CITY/STATE: Denver CO 80203 CC: Allan Bliesmer, Hensel Phelps FROM: Donald R. Monahan, PE PROJECT NAME: Civic Center Parking Structure, Fort Collins, CO PROJECT NUMBER: 23-6602.00 SUBJECT: Parking Stall/Aisle Dimensions WALKER PARKING CONSULTANTS 5350 S. Roslyn Street, Suite 220 Englewood, CO 80111 Voice: 303.694.6622 Fax: 303.694.6667 www.walkerparking.com The purpose of this memorandum is to discuss the rationale behind the design of the parking stall and aisle dimensions for the referenced parking structure, and note any deviations of that design rationale from the City of Fort Collins Land Use Code. We request that the City of Fort Collins grant a modification to the parking dimensional standards in the existing Land Use Code for this project based on the design rationale presented herein. BACKGROUND The parking space dimensions are based upon the following publications: 1. Recommended Guidelines for Parking Geometrics, by the Parking Consultants Council of the National Parking Association, Washington, DC, August 1989. 2. Guidelines for Parking Facility Location and Design, by the Institute of Transportation Engineers, Washington, DC, May 1990. 3. The Dimensions of Parking, Third Edition, by the Urban Land Institute and National Parking Association, Washington, DC, 1993. 4. Parking, by Robert A Weant and Herbert S. Levinson, Eno Foundation for Transportation, Westport, Connecticut, 1990. 5. Parking Structure: Planning, Design, Construction, Maintenance and Repair, Second Edition, by Anthony P. Chrest, Mary S. Smith, and Sam Bhuyan, Walker Parking Consultants/Engineers, Inc., 1996. The information contained in the above publications is collectively referred to herein as the parking industry standards. Design Vehicle The parking dimensions in the above publications are based on the design vehicle which is the size of the vehicle representing the 85th percentile largest passenger vehicle in use. Walker Parking Consultants (Walker) has been tracking automobile sales for each car model since 1976. The 85`h percentile design vehicle based upon that data (through 1996) is 6'1" wide by 16'8" long, or about the size of a Mercury Sable. c:1windowsldesktoplpkg-dim2 (2).doc - FENTRESS BRADBURN AR�.dITECTS, LTD. ARCHITECTURE, INTERIORS, PLANNING November 16, 1998 Mr. Steve Olt CITY OF FORT COLLINS PLANNING DEPARTMENT 281 North College P.O. Box 580 Fort Collins, CO 80522-0580 Re: Civic Center Parking Structure Land Use Code Modification Request for parking dimension revisions Project 9838.000 Dear Steve: Pursuant to our recent discussions please find enclosed the Modification Request for the Land Use Code provisions for parking stall layouts for application in the Civic Center Parking Structure. We have attached a narrative description identifying some parking standard background information, standard vehicle design criteria, stall width design criteria, and the actual modifications and clarifications requested. We have also attached the stall layout plans, which incorporate the dimensions we are proposing to be used in the Parking Structure. Steve, we understand we are scheduled on the December 17th Planning and Zoning Commission hearing. We will be forwarding the graphic materials for your use at that meeting within the next 10 days. As always, should you have any comments or questions please feel free to contact us. Sincerely, FENTRESS BRADBURN ARCHITECTS, LTD. &w" *IA:�o Brian Chaffee, ATA Associate Principal BC/dt cc: Jack Gianola, Fort Collins, Facilities Department Susanne Edminster, Fort Collins, Transportation Department Allan Bliesmer, Hensel Phelps Construction Company Don Monahan, Walker Parking Consultants, Inc. Alexa Taylor, Fentress Bradbum Architects, Ltd. Encl: Walker Memorandum, dated November 16, 1998 Newspaper articles Striping plans Gl.1, G1.2, G1.3 and G3.1 dated November 11, 1998 421 BROADWAY DENVER, COLORADO 80203 303-722-5000 FAX: 303-722-5080 www.fentressbradburn.com I.Wzm MR sRLL LM[CIYR _ mxo m L.em..c s�.ucrw. /—eiw®iu eIYOE.ui9nil.iw�u,n a'zXc�. uu mllwv. caiecl IS 0. cuL[. a.avw.LLo �UTIATT. w�ia 1. ALAI.Io, I Lao i�L.«o " uwnr �En nrz cwLEciux .ro A, a r.ewc eonoe eR eaI e. wAT plf4 el9f YLI[Q I. MJM 91rEESnY _ 3rzfL .1 .11/LC wL �DmL iO f![a MR.IIp BLLim iO n _--�a]na.Y - ELy9 1LfL - — / 09�99fCCl1y�L slL Cx.MEL. CY . 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I .aara..a W laaP6CKe Yl aw9a, I'. ... .1 X 6^� aRx Q.an .,,I ea. a <ouuIT 9,xw.5.�ppEa qq//L]Y5L - CSxi tlMx �i}CLp1.9L51 rzm - aeua. si ITT'L, p1I s rsY am �rL°B°0°�aL coL:s°sL�ne vs o..x.s[uE vCUCe w EIIIAl [1OosvweI IL\cvnw.s. YT. .r. Rµl IAL' CIUY ENLARGED ELEVATION - MASON STREET 9CMC'�" � Y�V r' COI©®®0® Kom ��®m LEGEND O STONE TYPE ST-1 O FIELD BRICK 1 O FIELD BRICK t ACCENT BRICK 1 0 PRECAST CONCRETE SILL OR CORNICE O 5Q fM W O [dt CdeC[[fd[x5P4 ... i MMIwL 9 ft o.]am LUL.eI aoiaeQ .a9RI eLn o ccuL M S25 K ew , \ OSMT tl.I1011.t 01WC.C[ L[9X XI1]D' W%Uvn4Cnl yL ^Fpa 4 ,IT [LU � _�os9ea.susl nL " �.omn.eea a cnwYsz iB'Jol wsE o caueYni coean.L Snu.Q 1I a rug upppP ` W`4 TAIT, s4i°'osLL�Ip1� L« Qf,a1 "fpl .CIWL IT., MId1 ENLARGED ELEVATION - MASON STREET A5.Z.M rilli' 11 ------------ ,ML � pill 0 Imin m ml;l;ll- M Im. W-pp am 1, wo ME I I; �1 WEST ELEVATION LEOEND STONE TYPE ST-1 O FIELD BRICK I O FIELD BRICK 2 ACCENT BRICK I PRECAST CONCRETE SILL OR CORNICE 0- N 2 EAST ELEVATION ..I I 3LL 5TW L K SIW II01IIE St-1 kIlILVII . WILL K IMI . II0ICILM —.MIPE LET. NORTH ELEVATTON EEL ��im�IE=lCo CNN] LINT TLIIII RI ILI, VF.L --- ---------------------------------------- — - — - — - — LWYER Ko all, I.' III IL. is t c.* IM,t oetxw c,IC,M,m 1. MIM - - I A5.1.00 II az TREE PROTECTION NOTES PLANTING N01W zu-__ -7tFj Mlzlll,ldm9 LEGEND PLANT LIST loss m CIVIC CENTER PARKING STRUCTURE PROJECT DEVELOPMENT PLAN LANDSCAPE PLAN TREE PROTECTION NOTES DEMOIOON NOTES atym@p@ CMC CENTER _. „., PARKING STRUCTURE PROJECT DEVELOPMENT PLAN LANDSCAPE DEMOLITION PLAN • � w s •are• s e U 0 MASON STREET 03 (2).. � �w U2, EN DEfALL 14ASOMMOUNTAIN CIVIC CENTER PARKING STRUCTURE PROJECT DEVELOPMENT PLAN SITE PLAN DETAILS 4 7 ZONINGV WASAKNGTON'S lam'. L 1 1. i C �r fai ZONKNG'D' PROPOSED TRANSIT CENTERI 1 i ZONING'D' PROPOSEDCITYOFFICES ZONING'D' RETAIL I ! F— ZONING'D' OPERA GALLERIA _ PARKING GARAGE RETi1ILSPACE �wr ----------------- ZOAWG'D' PROPOSED JUSTKCE CENTER LAND USE BREAKDOWN rYvc roam _ w SIGNATURE BLOCK LEGEND mweLLm w ! .asac.osem..::.unre e s.a e�om n e.¢r:awv PROPERTY DESCR7DON .mK�• W�r.t.ufi N c•� Obn C4tY. fAw O.�wR...A u uv .KV7�a..uuv� ua�.e�cN. ;aD— CIVIC CENTER PARKING STRUCTURE PROJECT DEVELOPMENT PLAN SITE PLAN -.�.�_ a �� � '� �� ■fir. ��,� ill a . � . ! _ •`�(i CIVIC CENTER PARKING STRUCTURE PROJECT DEVELOPMENT PLAN CONTEXT DIAGRAM q-T 0 so 0 0_ GK dl M QJ/ N T A l N A V f. OFFICE _ BLDG'S 35=i 0 , _ 00 - -b I, I I I _COUNTY O A K 8 T. +v-- DC OF LEGEND: . nosrno caxiewnnl . exienru cr. mLemw . pf16TWy llTMt 6VILDR�14 . unrwy daa-vi . ecwmL _ . nm'cee7 .ew emLDnrn ®. u�v'c eueo.re SHEET INDEX L Ncwr+InlM1. �. ca+rexr oLvwcl+ e. eirz M1u an: M1.H onaiLe e. Lumeu'[ cmwuriw M1.w i. LdNOYrV'E M1iN i. a evanaw rO�Or CIVIC CENTER PARKING STRUCTURE _a PROJECT DEVELOPMENT PLAN . 2;1- OVERALL PLAN 1 e 7 GtvtL CZZt-� RequestWas a for a General Development Stan.. . Is the Standard Does the Project Modification or Division 3.1 General Provisions Section 3.1.1 YES YES Section 3,1.2 YES YES Division 3.2 Site Planning and Design Standards Section 3.2.1 YES YES Section 3.2.2 YES NO REQUEST FOR MODIFICATION Section 3.2.3 NOT APPLICABLE NOT APPLICABLE Section 3.2.4 YES YES Division 3.3 Engineering Standards Section 3.3.1 YES YES Section 3.3.2 YES YES Section 3.3.3 NOT APPLICABLE NOT APPLICABLE Section 3.3.4 NOT APPLICABLE NOT APPLICABLE Section 3.3.5 YES YES Division 3.4 Environmental, Natural Area, Recreational and Cultural Resource Protection Standards Section 3.4.1 NOT APPLICABLE NOT APPLICABLE Section 3.4.2 YES YES Section 3.4.3 YES YES Section 3.4.4 NOT APPLICABLE NOT APPLICABLE Section 3.4.5 NOT APPLICABLE NOT APPLICABLE Section 3.4.6 NOT APPLICABLE NOT APPLICABLE Section 3.4.7 NOT APPLICABLE NOT APPLICABLE Section 3.4.8 NOT APPLICABLE NOT APPLICABLE Division 3.5 Building Standards Section 3.5.1 YES YES Section 3.5.2 NOT APPLICABLE NOT APPLICABLE Section 3.5.3 YES YES Section 3.5.4 NOT APPLICABLE NOT APPLICABLE Section 3.5.5 NOT APPLICABLE NOT APPLICABLE Division 3.6 Transportation and Circulation Section 3.6.1 YES YES Section 3.6.2 YES YES Section 3.6.3 NOT APPLICABLE NOT APPLICABLE Section 3.6.4 YES YES Section 3.6.5 NOT APPLICABLE NOT APPLICABLE Section 3.6 6 YES YES Division 3.7 Compact Urban Growth Standards Section 3.7.1 YES YES Section 3.7.2 YES YES Section 3.7.3 YES YES Division 3.8 Supplementary Regulations NOT APPLICABLE No Text plan which complies with the standard for which the modification is requested for the following reasons: 1. The requested decrease in some drive aisle widths would be a reduction from the criteria as set forth in the Land Use Code, but the Code references only one-sided and two-sided loading while not addressing one-way traffic. It is considered to be much easier to maneuver a vehicle into an angled parking space, from a narrower one-way drive aisle, than into a 90- degree parking space. 2. The proposed stall widths are larger than the standards set forth in the Land Use Code in all cases for long term parking. 3. The vehicle projection of the 851" percentile vehicle on the road today is 17'8" while the stall projection is 18'8' . 4. The actual painted stall will be painted two feet shorter than the actual stall length to encourage patrons to pull farther into the stall. The proposed parking structure will function primarily as a long term parking facility. In regard to the Land Use Code long term parking stall dimension criteria, the parking structure will conform to all stall width and drive aisle width requirements (with the exception of the one-way traffic drive aisles), as well as most stall length requirements. However, City Staff requested that the modification be based on the standard parking stall dimension criteria (not the long term criteria) in order to ensure that all potential uses in the parking structure would be considered as part of this modification request. Commt. y Planning and Environmental rvices Current Planning City of Fort Collins MEMORANDUM Date: December 14, 1998 To: Planning and Zoning Board Members From: Stephen Olt, City PlanneW RE: Civic Center Parking Structure, Project Development Plan - #35-98 Pursuant to Division 2.7 - Modifications of Standards (by the Planning and Zoning Board) of the Land Use Code, any finding made under Sections 2. 7.3[B] or 2.7.3[C] shall be supported by supplemental findings showing how the plan, as submitted, meets the requirements and criteria of said Section 2.7.3[B] or 2. 7.3[C]. Finding of Fact/Conclusion 'B' of the Staff Report and Recommendation states: "B. The CIVIC CENTER PARKING STRUCTURE, PDP meets all applicable standards as set forth in the Luc, including Division 3.2 - Site Planning and Design Standards, Division 3.3 - Engineering Standards, Division 3.5 - Building Standards, and Division 3.6 - Transportation and Circulation, with the following exception: standards located in Section 3.2.2(L] - Parking Stall Dimensions of Division 3.2.2 - Access, Circulation and Parking of ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS. A request for a modification of the standard has been reviewed by Staff and they have determined that the project as submitted is neither detrimental to the public good nor impairs the intent and purposes of this chapter of the City Code; and that it will protect the public interests and purposes of the standards for which this modification is requested equally well than would a plan which complies with the standards for which the modification is requested." Therefore, Staff recommends that the following supplemental information (in bold type) be included as part of Finding of Fact/Conclusion 'B' "exception" of the Civic Center Parking Structure, Project Development Plan - #35-98, Staff Report and Recommendation: B. .......and that it will protect the public interests and purposes of the standard for which this modification is requested equally well than would a 281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020 Civic Center Parking Structure - Project Development Plan, #35-98 December 17, 1998 P & Z Meeting Page 11 RECOMMENDATION: Staff recommends approval of the request for a modification of the standard as set forth in Section 3.2.2(L) - Parking Stall Dimensions of the LUC. Staff recommends approval of the CIVIC CENTER PARKING STRUCTURE, Project Development Plan - #35-98. Civic Center Parking Structure - Project Development Plan, #35-98 December 17, 1998 P & Z Meeting Page 9 Build -to Line. Section 3.5.3(8)(2)(b) states that: Buildings shall be located no more than 15' from the right-of-way of an adjoining street if the street is smaller than a full arterial or has on -street parking. The building as proposed maintains a 4' to 5' setback from the North Mason Street right-of-way and a 3' setback from the Laporte Avenue right-of-way. The proposed site layout provides for direct pedestrian sidewalk connections from the adjoining sidewalks along North Mason Street and Laporte Avenue to the entryways into the building. C. Division 3.6 - Transportation and Circulation Section 3.6.4. Transportation Level of Service Requirements The proposal satisfies the applicable Transportation Level of Service standards (see the attached Traffic Impact Study), including the following: General Standard. This development proposal satisfies Section 3.6.4(8), which requires that all development plans adequately provide vehicular, pedestrian and bicycle facilities necessary to maintain the adopted transportation Level of Service standards contained in Part II of the City of Fort Collins Multi -Modal Transportation Level of Service Manual for the following modes of travel: Motor vehicle, bicycle and pedestrian. 4. ARTICLE 4 - DISTRICTS A. Division 4.12 - Downtown District (Civic Center Subdistrict) Parking lot and garages (as a principal use) and retail establishments are permitted in the D - Downtown Zoning District (Civic Center Subdistrict), subject to Planning and Zoning Board (Type II) review. The purpose of the D - District is: Intended to provide a concentration of retail, civic, office and cultural uses in addition to complementary uses such as hotels, entertainment and housing. It is divided into 3 subdistricts. The development standards for the Downtown District are intended to encourage a mix of activity in the area while providing for quality development that maintains a sense of history, human scale and pedestrian - oriented character. Civic Center Parking Structure - Project Development Plan, #35-98 December 17, 1998 P & Z Meeting Page 8 The building as proposed orients the primary entries to the parking areas and the retail spaces directly to North Mason Street and Laporte Avenue. Therefore, pedestrian movement will be directly to and from the parking areas and retail spaces onto the adjacent sidewalks and into the surrounding areas. Building materials. The proposed structures will consist of the following building materials: The building will be constructed of stone as a base (foundation) material, precast concrete as a sill or cornice material, and 3 different bricks as the materials for the main body of the structure. These materials comply with the standard in Section 3.5.1(F)(1), which states: Building materials shall either be similar to the materials already being used in the neighborhood, or, dissimilar materials are being proposed, other characteristics such as scale and proportions, form, architectural detailing, color and texture, shall be utilized to ensure that enough similarity exists for the building to be compatible, despite the differences in materials. The materials on this building will be similar to those used on the existing buildings in the North College Avenue and Mountain Avenue business corridors. Section 3.5.3. Mixed -Use, Institutional and Commercial Buildings The proposal satisfies the Relationship of Buildings to Streets, Walkways and Parking standards, more specifically: Orientation to Build -to Lines for Streetfront Buildings. Section 3.5.3(B)(2) states that: Build -to lines based on a consistent relationship of buildings to the street sidewalk shall be established by development projects, in order to form visually continuous, pedestrian -oriented streetfronts with no vehicle use area between building faces and the street. This building is placed directly adjacent to the proposed sidewalk system and pedestrian plazas along North Mason Street and Laporte Avenue, creating pedestrian -oriented streetfronts with no vehicle use between the building faces and the streets. Civic Center Parking Structure - Project Development Plan, #35-98 December 17, 1998 P & Z Meeting Page 7 use will be primarily long-term employee parking (specifically on floors 2,3, and 4). The percentage breakdown of parking stall width is as follows: Stall Width Percentage N 9' 44 8'10" 17 Handicapped 2 8'811 37 • By way of comparison, the Old Town parking structure has 8'4" wide stalls. Upon completion of their review of the request for a modification of the criteria and standards regarding parking stall dimensions and aisle widths in the parking structure, Staff finds that the project as submitted is neither detrimental to the public good nor impairs the intent and purposes of this chapter of the City Code; and that it will protect the public interests and purposes of the standards for which this modification is requested equally well than would a plan which complies with the standards for which the modification is requested. Therefore, staff is recommending that the Planning and Zoning Board approve the request for a modification of the standard. B. Division 3.5 - Building Standards Section 3.5.1. Building and Project Compatibility The CIVIC CENTER PARKING STRUCTURE, PDP satisfies all applicable Building and Project Compatibility standards, more specifically: Building orientation. The building placement and orientation on this proposal complies with Section 3.5.1(D), which states that: To the maximum extent feasible, primary facades and entries shall face the adjacent street. Except as allowed in the Industrial zone district, a main entrance shall face a connecting walkway with a direct pedestrian connection to the street without requiring all pedestrians to walk through parking lots or cross driveways. Civic Center Parking Structure - Project Development Plan, #35-98 December 17, 1998 P & Z Meeting Page 6 • The actual painted stall will be painted two feet shorter than the actual stall length to encourage patrons to pull farther into the stall. • The stall width is a more important issue for maneuvering a vehicle into a parking stall. The parking structure stall all meet the width requirement of 8'6" for long-term parking. The parking structure will function primarily as a long-term employee parking facility (specifically on floors 2,3, and 4). Modification #3: The request will reduce the drive aisles criteria of 24' by a considerable amount, but it is the opinion of Staff that the drive aisle criteria in the Land Use Code of 24' for two-sided loading does not consider one-way traffic. Furthermore, it is much easier to maneuver a vehicle into angled parking stall than a 90-degree stall. Therefore, the drive aisle width required for maneuvering into an angled stall can be less than drive aisle for a 90- degree stall. • For the 75-degree angled parking drive aisles approximately 52% are 20' in width while 48% are 18'3" in width. The 18'3" aisles width would be 21'3" if the pedestrian sidewalk connection were eliminated. However, the sidewalk connection provides a safe passage for pedestrians. Furthermore, the actual vehicle projection for the 85`h percentile vehicle will allow two extra feet of drive aisle. Consequently, the 18'3" drive aisles could become 20'3" and the 20' drive aisles could become 22'. • For the 60-degree parking the 16' drive aisles will actually direct two-way traffic (24' drive aisles) into one-way traffic. This will provide a safe traffic transition for approximately 32' before the drive aisle opens up to 20' for one-way traffic and 24' for two-way traffic. • By way of comparison, the Old Town parking structure in Fort Collins has an aisle width of 15'4" for one-way 65-degree angled parking. Modification #4: • The proposed use of the building will primarily be for long-term employee parking. When the applicant applied for the modification request City Staff indicated that they should base there modification on the standard parking stall criteria for the complete level designation can not be ensured for future use. However, with that in mind it should be noted that the proposed parking structure will meet the stall width (8'6") requirements for a long-term parking facility for all parking stalls and the proposed present Civic Center Parking Structure - Project Development Plan, #35-98 December 17, 1998 P & Z Meeting Page 5 for which the applicant feels the modification is justified. The following is a list of the modifications requested: • Modification #1: To reduce the parking stall length from 19 feet to 18 feet for 90-degree short-term parking. • Modification #2: To reduce the parking stall length from 19 feet to 17 feet for 60-degree and 75-degree angled parking. • Modification #3: To modify the drive aisles width from 24 feet to 18' 3" for 75- degree parking with one-way traffic, and to 16-feet for 60-degree parking with one-way traffic. • Modification #4: To modify the stall width for short-term angled parking from 9 feet to 8' 8'. The applicant's request for modification has been reviewed by City Staff. It has been determined that the granting of the modification would neither be detrimental to the public good nor impair the intent and purposes of this Land Use Code; and the plan as submitted will advance or protect the public interests and purposes of the standard for which the modification is requested equally well or better than would a plan which complies with the standard for the following reasons: Modification #1: • The stall width and aisles width requirement are more important issues than the stall length for 90-degree two-way traffic. The drive aisles width of 24' is being met throughout for 90-degree two-way traffic. The stall width requirement is being met for 84-percent of the 90-degree stalls. In certain areas the drive aisles width is larger than the 24' requirement specified in the LUC, allowing for additional stall length. Furthermore, the actual painted stall will be painted two feet shorter than the actual stall length to encourage patrons to pull farther into the stall. It should be mentioned the industry standard indicates the parking dimensions should be based upon the 85`h percentile vehicle in use in Fort Collins which is 66" wide by 166" long (requires 8'6" by 166" of stall length). Also, 98% of the passenger cars, light trucks, vans, and sport - utility vehicles on the road today are under 18' long. Modification #2: • The vehicle projection of the 85th percentile vehicle on the road today is 17'8" while the stall projection is 18'8". See Figure G3.1.2 in the modification request. Civic Center Parking Structure - Project Development Plan, #35-98 December 17, 1998 P & Z Meeting Page 4 Bicycle parking. Bicycle parking is provided on site that meets or exceeds the required number of bicycle parking spaces, as well as the location, as defined in Sections 3.2.2(C)(4)(a) & (b) of the LUC. Seven bicycle racks, to accommodate 47 bicycles, are located near the front entryways to the retail spaces and the entry drives in the parking structure. This represents 5.3% of the total of 891 automobile parking spaces in the parking structure, exceeding the requirement in the LUC. Parking Stall Dimensions. The development proposal does not, in some instances, satisfy the standard as set forth in Section 3.2.2(L) regarding length of parking spaces and drive aisle widths. The applicant has submitted to the City for review a request for a modification of the standard. Modification requests may be granted if the Planning and Zoning Board determines that: (A) the granting of the modification would neither be detrimental to the public good nor impair the intent and purposes of this Chapter; and (B) the plan as submitted will advance or protect the public interests and purposes of the standard for which the modification is requested equally well or better than would a plan which complies with the standard for which a modification is requested; or (C) the granting of a modification from the strict application of any standard would result in a substantial benefit to the City by reason of the fact that the proposed project would substantially address an important community need specifically and expressly defined and described in the City's Comprehensive Plan, adopted policy, ordinance or resolution (such as, by way of example only, affordable housing or historic preservation) or would substantially alleviate an existing, defined and described problem of city- wide concern (such as, by way of example only, traffic congestion or urban blight), and the strict application of such a standard would render the project practically infeasible. Parking Stall Dimension Modification Evaluation: The applicant for the Civic Center Parking Structure has requested a modification to the parking stall dimension criteria set forth in Section 3.2.2(L) in the LUC. The modification request packet (attached) includes the applicant's modification request and should be previewed to understand the specific criteria Civic Center Parking Structure - Project Development Plan, #35-98 December 17, 1998 P & Z Meeting Page 3 2. ARTICLE 2 - ADMINISTRATION Section 2.2.2. Step 2: Neighborhood Meetings The CIVIC CENTER PARKING STRUCTURE, PDP contains proposed land uses that are permitted as Type II uses, subject to review by the Planning and Zoning Board. The proposed uses are a downtown parking garage and retail sales. The LUC requires that a neighborhood meeting be held for development proposals that are subject to Board review unless the Director determines that the development proposal would not have significant neighborhood impacts. A joint neighborhood meeting for the proposed City parking structure and Larimer County justice center was held on June 29, 1998. The only concern expressed by downtown business owners at this meeting, regarding the parking structure, was where would the displaced parking from the existing Lot 21 (the subject site) be relocated. The City has recently completed three temporary surface parking lots at the North Mason Street/Maple Street intersection that will accommodate the downtown parking needs until the parking structure is completed and operating. 3. ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS This CIVIC CENTER PARKING STRUCTURE, PDP proposal meets the applicable standards in ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS of the LUC, with the exception of Section 3.2.2(L) - Parking Stall Dimensions. There has been a request submitted for review for a modification of this standard that has not been met. Further discussion of this particular standard follows. A. Division 3.2 - Site Planning and Design Standards Section 3.2.1. Landscaping and Tree Protection The proposal satisfies the applicable Landscaping and Tree Protection standards, including the following: Street trees. The proposed street tree planting is in accordance with Section 3.2.1(D)(2)(b), providing trees at 30' on -center in planting cutout areas and planting beds of greater than 16 square feet in size in the sidewalks (greater than 10' in width) along North Mason Street and Laporte Avenue. Section 3.2.2. Access, Circulation and Parking The proposal satisfies the applicable Access, Circulation and Parking standards, with the exception of the parking stall dimensions as set forth in Section 3.2.2(L). Civic Center Parking Structure - Project Development Plan, #35-98 December 17, 1998 P & Z Meeting Page 2 ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS, with the exception of Section 3.2.2(L) - Parking Stall Dimensions. A request for a modification of the standard has been submitted for consideration; standards located in Division 3.3 - Engineering Standards, Division 3.5 - Building Standards, Division 3.6 - Transportation and Circulation of ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS; and the applicable district standards located in ARTICLE 4 - DISTRICT STANDARDS of the LUC (Division 4.12 D - Downtown Zoning District). Parking lots and garages (as a principal use) and retail establishments are permitted in the D - Downtown Zoning District (Civic Center Subdistrict), subject to Planning and Zoning Board (Type II) review. The purpose of the D - District is: Intended to provide a concentration of retail, civic, office and cultural uses in addition to complementary uses such as hotels, entertainment and housing. It is divided into 3 subdistricts. The development standards for the Downtown District are intended to encourage a mix of activity in the area while providing for quality development that maintains a sense of history, human scale and pedestrian - oriented character. This proposal complies with the purpose of the D - District as it provides essential parking for existing and future businesses in the downtown area while incorporating into the building new retail businesses that will reflect the architectural character, human scale and pedestrian -oriented activity area of "old" Fort Collins and the College Avenue business corridor. COMMENTS: 1. Background: The surrounding zoning and land uses are, as follows: N: D; existing commercial/parking, planned City of Fort Collins Transit Center S: D; existing commercial/retail (West Mountain Avenue business/retail corridor) W: D; existing parking, planned Larimer County Justice Center E: D; existing commercial/retail (North College Avenue business/retail corridor) This property is located in the "original city" of Fort Collins. ITEM NO. 7 MEETING DATE 12/17/98 STAFF Steve Olt Citv of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Civic Center Parking -Structure, Project Development Plan - #35-98 APPLICANT: City of Fort Collins c/o Cityscape Urban Design, Inc. 3555 Stanford Road, Suite 105 Fort Collins, Colorado 80525 OWNERS: City of Fort Collins 300 Laporte Avenue Fort Collins, CO. 80521 PROJECT DESCRIPTION: This is a request for a Project Development Plan (PDP) for a 305,600 square foot building on 1.74 acres. This is to be up to a 5-story parking structure containing 903 parking spaces (891 automobile, 12 motorcycle) and multi -tenant retail space. Parking level 5 will be a partial floor, not covering the same area as floors 1 through 4. The City's parking facility will consume 289,860 square feet and the private retail spaces will consume 15,740 square feet. The maximum height of the building would be up to 55' at corner tower elements and the top of wall for the partial fifth floor parking area. The property is located at the southeast corner of North Mason Street and Laporte Avenue and is in the D - Downtown Zoning District (Civic Center Subdistrict). RECOMMENDATION: Approval EXECUTIVE SUMMARY: This Project Development Plan complies with the applicable requirements of the Land Use Code (LUC), more specifically: the process located in Division 2.2 - Common Development Review Procedures for Development Applications of ARTICLE 2 - ADMINISTRATION; standards located in Division 3.2 - Site Planning and Design Standards of COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750 PLANNING DEPARTMENT