HomeMy WebLinkAboutBELLA VIRA - PDP - 36-05A - CORRESPONDENCE - VARIANCE REQUEST♦ The multi family density is 25 units on approximately 3.5 acres, which equates to 7.2 units per acre.
This is less than the 8 units per acre maximum for the low density LMN designation and
extremely low density for a multi -family use. This density is equivalent to projects currently being
proposed on public streets that are not mandated a 34 foot emergency access. It is unfair to
assume that because the site is referred to as multi family, that it is equivalent to high density
multi family and subject to the associated access and congestion problems typical of higher
density.
♦ Along the entire length of the 555 foot drive, the longest area restricted by the 16 foot lane is 37 feet
which is separated by 42 feet of 20 foot emergency lane before the next 16 foot lane restriction.
The 16 foot lane restrictions are minimal and do not interfere with the fire departments ability to
easily access 30 foot wide lanes 42 feet long in front of the units and maneuver around their truck
during fire fighting operations.
♦ The section of street without parking on either side provides better emergency access than a typical
public street since they are located at driveways across the street from each other and would result
in a 30 foot wide lane 42 feet long in front of the buildings. Public streets typically don't have two
driveways immediately adjacent to each other and the same across the street.
♦ The multi -family units are spacious, approximately 1500 sf, one story buildings that will range in
price from $240,000 to $290,000. They are marketed to empty nesters, retirees and active adults.
It is unlikely that they will be acquired by investors for rental properties or by families with
children who would prefer lots with yards. The more mature owner occupied multi -family
properties do not create the greater traffic volumes and parking congestion typical of high density
multi -family properties with limited parking and owned by investors.
♦ Each unit has a 2 car garage and 2 parking spaces in each driveway. This will relieve the need for
on -street parking and resultant congestion. Again this additional driveway parking available to
each unit is not typical of multi family sites.
♦ With parking on both sides of the street, there is an additional 27 on -street guest parking spaces for
the 25 units and 17 mores spaces immediately adjacent on the south side of West Elizabeth and 20
more spaces on the north side of West Elizabeth.
These factors illustrate this sites accessibility for emergency services and how parking is adequately addressed,
reducing the overall concerns associated with other multi family sites. Allowing the 30 foot private drive for this
proposed site provides for "as good if not better" emergency access currently available on a local public street.
The cities adoption of the 30 foot local street standard seems to have created an acrimonious situation whereby
the fire department takes the position that anything other than a 20 foot fire lane is unacceptable in any instance
that they have authority or discretion. It would be unfair to not consider the factors that influence the Fire
Departments access if those factors substantiate that the design is as good as the existing public street standard
and complies with all other applicable requirements contained in the Fire Code and emergency access.
John Minatta
February 17,2006
John Minatta
Kevin Wilson
Fire Marshal
Poudre Fire Authority
Dear, Kevin
2037 Lexington Court
Fort Collins Co 80526
970-498-9479, cell 970-690-2662
I sincerely appreciate Ron Gonzales efforts on behalf of the Poudre Valley Fire Department to discuss our
request to allow our proposed multi family site, the same 30 foot travel lane with parking on both sides as is
currently the standard for a local public street. In spite of the many factors of our design that we believe allows
the access and operational room necessary for the fire department to deal with emergencies and fight fires, Ron
is willing to consider only:
1. A 34 foot travel lane with parking on both sides
2. A 28 foot travel lane with parking restricted to one side
3. A 28 foot travel lane with parking on both sides and indoor sprinkling system
♦ Due to the physical constraints of this site and the large one story buildings we are marketing, we are
desperately trying to maximize the space available as efficiently as possible. The 4 feet of building
space we loose on a 34 foot street, creates additional limits to the design of these buildings that
compounds are efforts to provide parking in the driveways.
The need for guest parking is important on a multi family site and on street parking is the most
efficient means to obtain that parking. We would loose half or more of our on street parking by
limiting it to one side.
♦ Initial estimates of cost for sprinkler systems are from $3100 to $4800 per unit, not including the cost
of additional taps and services from the main. We would realize a potential cost savings of
approximately $5000 by reducing the street by 6 feet from a 34 foot width to a 28 foot width. The
additional $80,000 to $120,000 in cost for sprinkler systems on 25 units is not a practical tradeoff and
it just seems like an expensive waste of resources and cost burden to home buyers.
The Fort Collins Land Use Code, Article 3.6.6 Emergency Access, Section (D) (2) grants the Fire Chief the
authority to allow a 16 foot emergency fire access road. We are appealing to the Fire Chief to consider our
request on its own merits and examine the factors cited that illustrate the emergency accessibility of this
particular proposed multi family site. We believe that it would not be in accordance with the Land Use Code to
dismiss out of hand any request for a 16' fire lane without considering the individual requests on their own
merits.
The factors that affect the emergency access of this private drive are:
1. Density, or the overall number of living units within the multi family site.
2. Distance limits of street areas restricted to 16 feet in width.
3. Building access that is not limited by the 16 foot lane.
4. The type and character of multifamily use and degree to which it influences the on -street congestion.
5. Off-street parking available to the units that influence on -street parking and congestion.
6. Amount of on -street parking available.
February 24, 2006
Mr. John Minatta
2037 Lexington Court
Fort Collins CO 80526
Dear Mr. Minatta,
Fire Prevention Bureau
Phone: 970-221-6570
' 102 Remington Street Fax: 970-221-6635
1ty Fort Collins, CO 80524 Internet: www.poudre-&re.org
RECEI VEp
FEB 2 7.2006
CURRENT PLANNING
I have reviewed your appeal letter requesting the fire department support a 16 foot wide
fire lane instead of the required minimum width of 20 feet. As you know the 1997
Uniform Fire Code as adopted states as follows:
902.2.2.1 Dimensions. Fire apparatus access roads shall have an
unobstructed width of not less than 20 feet.
Therefore, your appeal is denied. The minimum width of 20 feet is necessary for basic
firefighting operations and emergency medical services provided by the PFA.
Sincerely,
Kevin Wilson
Fire Marshal
cc: John Mulligan, Fire Chief
Ron Gonzales, Assistant Fire Marshal
Cameron Gloss, Planning Director