HomeMy WebLinkAbout200-220 WEST PROSPECT RD. (VINNI'S) - PDP/FDP - 30-97 - SUBMITTAL DOCUMENTS - ROUND 1 - VARIANCE REQUESTThe parking space on the East side of the driveway (7) does not have the problem of backing
out into the entrance/exit driveway which also justifies the variance for that space. If there is out
going stacking behind the three parking spaces on the West side of the driveway (8, 9 and 10),
they will have to wait to back out but they will not cause a conflict with an entering vehicle while
waiting.
There are far more benefits to the proposed site plan than potential conflicts and so the
variance should be granted.
Sincerely,
Richard A. Rutherford, P.E. & L.S. g Q 2
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STEWART&ASSOCIATES
Consultin3 En3ineers and Surveyors
December 4, 1997
Mr. Mike Dean
Engineering Department
City of Fort Collins
P.O. Box 580
Fort Collins, CO 80522
Dear Mike,
This is a request for a variance of the parking set back from an arterial street on behalf of the
owners of 200-220 West Prospect Road, Fort Collins, Colorado. The P.D.P. Site Plan prepared
for Richard L. and Eleanor P. Anderson by Jim Sell Design and dated November 4, 1997
delineates the four parking spaces that do not conform to Table 5, Standards and Specifications
for Streets, Sidewalks, Alleys and Other Public Ways dated July 1996.
The two buildings on the site have had existing business for approximately 30 years. Due to a
change in use to one of the buildings a P.D.P. was required and the site is required to conform to
the 1996 Standards. The standard setback from the North flow line of Prospect Road to parking
spaces is 50 feet. The reason for the setback is to avoid conflicts between vehicles backing out of
parking spaces and vehicles entering the driveway. The other reason is to allow stacking in the
driveway while not restricting backing movements from parking spaces.
Presently there are approximately 40 parking spaces on the site but with the proposed site
plan the number of parking spaces will be reduced to 24. This reduction causes the owners and
tenants a hardship but the hardship will be even more severe with the loss of four more spaces.
The proposed site plan has numerous advantages to the old site plan. The existing site has a
continuous curb cut to the parking lot from Prospect Road and the P.D.P.will limit access to one
30 foot curb cut. A landscaping area will buffer the parking lot on the East side. A new detached
sidewalk will be added along Prospect Road. A parkway will be added with turf and street trees.
All of the above additions are justification for the approval of the variance. Another
justification is that the new curb cut and driveway are 30 feet wide rather than 24 feet wide and
there are proposed 15 foot radn on both sides of the driveway which allows quicker and safer
movements in and out of the driveway.
James H. Stewart
and Associates, Inc.
103 S. Meldrum Street
P.O. Box 429
Ft. Collins, CO 80522
970/482-9331
Fax 970/482-9382