HomeMy WebLinkAboutPEDERSEN AUTO PLAZA - PDP/FDP - 26-97 - SUBMITTAL DOCUMENTS - ROUND 1 - VARIANCE REQUESTThe table as provided in the Land Use Code, Article 3.2.2 (K) (2) (a), makes no provision for
auto sales. When auto sales are to be included in a project, as with any retail business, the
display of the retail product (cars in this case) must be accommodated. The maximum
allowable parking as calculated by the table, in this article, simply makes no reasonable
provision for the sale and display of autos.
Request #2 - Variance to the Build -To Line
Article 3.5.3 (B) (2) Relationship of Buildings to Streets, Walkways and Parking, orientation to
Build -To Lines for Streetfront Buildings:
The Build -To Line is intended to promote pedestrian oriented streetfronts. Recent
development along Mason Street has not built to this standard, establishing a pattern of existing
buildings which are not pedestrian -oriented in the spirit of this Article. This standard is not
consistent with the established character of the existing Mason Street corridor.
This specific project is located on a curve in Mason Street makes this standard even more
difficult.
Most important, the nearly single focus of this project is auto related. By its nature, people will
be driving their cars to this facility for the services offered. Few people will be walking to and
from this development. Cars will be delivered, serviced, stored and displayed on this site. The
facilities must efficiently accommodate the automobile. The building itself must accommodate
the entry and exit of the auto from all sides, limiting the minimum distance to any property
line.
The Build -To Line standard will not accommodate this use on this site.
We feel the above requests for variance are justified and deserve serious consideration.
Respectfully Submitted,
Dana W. Lockwood, AIA
420 S. Howes St., Ste. 101 B Fort Collins, CO 80521 0 970.493.1023 0 fax: 970.493.6765 0 Member American Institute of Architects 0
13 October 1997
Planning & Zoning Board
c/o Planning Dept.
City of Fort Collins
281 N. College Ave.
P.O. Box 580
Fort Collins, CO 80522-0580
Project: Pedersen Auto Plaza
REQUEST FOR VARIANCE
LOCKWOOD
The following variances from the City's Land Use Code are requested for the Pedersen Auto Plaza
development, located at South Mason Street & Kensington. The variances requests and explanations
for the requests are as follows:
Request # I Variance to the Maximum Allowable Parking Spaces
Article 3.2.2 (K) Parking Lots --Required Number of Spaces for Type of Use:
The code allows for (5.0 spaces per 1000 square feet of building) (5x29=145) 145 parking
spaces. There is no on -street parking available so a 20% increase is allowed, bringing the total
parking allowed to 174 parking spaces. 174 parking spaces is adequate for this businesses auto
service and repair functions, but does not take into consideration auto sales; the display and
storage of a retail product. The following parking breakdown is proposed:
Customer & Employee Parking 84
Handicap Parking 4
Service Vehicle Parking 61
total parking 149
Product Display Units 106
Total Parking & Display Spaces 257
Motorcycle & Bicycle parking provided
The Land Use Code attempts to minimize the impact of the automobile in our built
environment, which may be reasonable in most cases. However, this requirement creates a
great hardship on a business who's business is the service, repair and sales of automobiles.