HomeMy WebLinkAboutFAIRVIEW SHOPPING CENTER FILING FOUR (1409 W. ELIZABETH MULTI-FAMILY) - PDP - PDP120009 - SUBMITTAL DOCUMENTS - ROUND 1 - VARIANCE REQUESTADDRESS:
200 S. College Ave. Suite 10
Fort Collins, CO 80524
PHONE: 970.221.4158
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www.northernengineering.com
Administrative Engineering Variance Request Letter
Date: February 28, 2012
Project: 1409 West Elizabeth Street Project No. 688-001
Fort Collins, Colorado
Attn: Mrs. Sheri Langenberger – Development Review Manager
City of Fort Collins Development Engineering
281 North College Avenue, Fort Collins, Colorado 80521
Dear Mrs. Langenberger:
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Repealed and Reenacted April 1, 2007.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 an
existing condition of the site to be redeveloped 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 assumed to be between
100 and 750 ADT (NOTE: this shall be confirmed in the traffic memorandum prepared by ELB
Engineering). West Elizabeth Street is designated as a 4-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 existing distance between the flowline/curb face of Elizabeth Street and the first parking stalls is
approximately 25’. This setback distance is commensurate with C.B. & Pott’s located immediately west of
the subject property, as well as the vacant restaurant site located directly east of the Wendy’s drive-thru
exit. In fact, the existing parking setback at 1409 West Elizabeth Street is fairly consistent with many of
the other properties in this Campus West Community Commercial District. While perhaps not ideal in
greenfield development, 25’ parking setbacks are not at all uncommon along the Campus West stretch of
Elizabeth Street, where some setbacks are as small as 15’. Drivers, cyclists, and pedestrians who frequent
this area are quite accustomed to these conditions.
The existing 25’ parking setback at 1409 West Elizabeth Street is proposed to be maintained with the
redevelopment project. Traffic volumes and land uses are not expected to deviate significantly from that
which has historically existed on the property. The requested variance is not expected to be detrimental to
public health, safety or welfare, nor should it 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
02.28.12