HomeMy WebLinkAboutMAX FLATS - PDP/FDP - FDP130008 - SUBMITTAL DOCUMENTS - ROUND 1 - VARIANCE REQUESTMAX Flats I Variance Request 1 04.24.13
All of that being said, it remains critical to maintain adequate sight distance. A vehicle leaving the
parking space or a vehicle entering the lot should be able to clearly see each other. Likewise, pedestrians
using the Mason Street sidewalk must safely be able to see, and be seen by, vehicles entering and exiting
the parking lot. The LCUASS sight distance requirements outlined on Figure 7-16 have been checked, and
the proposed design has been found to be compliant. Even though this is not a parking structure, the
recommendations for clear sight lines for pedestrian safety illustrated in Figure 16.5 of Division 3.10 of the
Fort Collins Land Use Code have been incorporated into the project's design.
The proposed 34' parking setback at MAX Flats is consistent with many other parking lots in the area. The
requested variance is not expected to be detrimental to public health, safety or welfare. This variance will
not reduce the design life of any public improvements or significantly increase future City maintenance
costs.
Please feel free to contact me if you have any questions.
Sincerely,
Nicholas W. Haws, PE, LEED AP
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NORTHERN
ENGINEERING
ADDRESS: PHONE:970.221.4158 WEBSITE:
200 S. College Ave. Suite 10 www.northernengineering.com
Fort Collins, CO 80524 FAX: 970.221.4159
Administrative Engineering Variance Request Letter
Date: April 24, 2013
Project: MAX Flats
Fort Collins, Colorado
Attn: Mrs. Sheri Langenberger
Engineering Development Review Manager
City of Fort Collins
281 North College Avenue
Fort Collins, Colorado 80524
Dear Mrs. Langenberger:
Project No. 860-001
Public safety and convenience, maintaining public use, and optimizing the use of limited physical capacity
of right-of-way are among the objectives of the Larimer County Urban Area Street Standards (LCUASS) —
Repealed and Reenacted April 1, 2007. It is with those considerations in mind that this variance request
letter has been prepared. This letter is provided pursuant to Section 1.9.4 of LCUASS to document a
proposed site condition that does not comply with the current standards.
The criterion in question is the minimum setback distance from the street curb face to the nearest parking
space of an off-street parking area. The traffic volume for the subject parking lot is 397 total vehicle trips
per day according to the 11.18.12 Transportation Impact Memorandum by ELB Engineering. Mason
Street is designated as a 2-Lane Arterial along the subject property. Therefore, LCUASS Section 19.3.1
and Figure 19-6 dictate a minimum off-street parking setback distance of 75'.
The proposed distance between the flowline/curb face of Mason Street and the first parking stall is
approximately 34'. This setback distance is commensurate with numerous examples in the Old Town
area. Among such instances are: the Maple Street access at the City's Development Review Center (281
N. College Ave.), the Laporte Avenue access at the City's Downtown Transit Center, the Mason Street
access at the City Administration Building (200 W. Mountain Ave.), the DDA's parking lot on Mason Street
just east of the Larimer County Administration Building, and the Taco Bell at College Avenue and Prospect
Road. Reduced parking setbacks are not at all uncommon in a developed urban condition. Drivers,
cyclists, and pedestrians who frequent this area are quite accustomed to these conditions.
Additionally, while Mason Street is classified as a 2-Lane arterial, it has a posted speed limit of 25 mph.
This lower speed is more akin to a local road or collector street. Furthermore, the parking lot is primarily
for residential uses, and the site is located near a transit stop and is within walking and biking distance to
many destinations. This means that the subject parking stalls are expected to have very low turnover. The
driveway in question is a right -in / right -out access point, physically restricted by the barrier curbs along
the railroad tracks. On -street parking along the Mason Street frontage will also be prohibited due to the
presence of the MAX BRT station and proposed fire lane.
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