HomeMy WebLinkAboutISLAMIC CENTER OF FORT COLLINS - PDP - PDP110011 - SUBMITTAL DOCUMENTS - ROUND 1 - VARIANCE REQUESTDecember 20, 2010
City of Fort Collins
Fort Collins, CO 80522
Re: Variance Request – To the Standard that Summer Street be terminated in a cul-de-sac, and to
the construction of a local road through the site.
The Project: Islamic Center of Fort Collins, 925 Lake Street, Fort Collins, Colorado
Identifying the Issue
Summer Street currently dead ends at the western edge of this proposed development. The
Islamic Center of Fort Collins site is currently undeveloped and vacant at this time. This dead
end condition has been in place for quite some time now, and this development will trigger the
need for a solution to the dead end street issue.
The Land Use Code requires that Summer Street needs to either terminate in a 100’ cul-de-sac;
or, a local road needs to be constructed through the site. The purpose for the requirement of the
100’ cul-de-sac or a local road through the site is to provide for pedestrian, vehicular and
emergency access through the site.
To provide a 100’ cul-de-sac or a local street through the property would require more land area
than the site could afford without sacrificing critical planned programming for the development’s
desired build-out. Also, a cul-de-sac located at the termination of Summer Street would separate
the southern portion of the lot from the northern portion and render it fairly useless to the Owner.
Proposing Alternative Design
The proposed alternative design consists of a parking lot, used to satisfy the parking needs of the
development, with a drive aisle through the parking lot with dedicated access easement and
emergency access easement proposed. The drive aisle provides a connection that currently does
not exist, from Summer Street to Lake Street. Great care has been taken to design curb radii to
accommodate emergency vehicles as well as to consider pedestrian and bicycle traffic by
providing appropriate sidewalks and crossings.
This alternative design, fosters non-vehicular access through the site, provides for distribution of
the development's traffic without exceeding level of service standards, and enhances
neighborhood continuity and connectivity especially at this connecting point where none, other
than standing patterns, has existed before.
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LOCKWOOD ARCHITECTS, INC., 1027 W Horsetooth Rd., Ste 200B, Fort Collins, Colorado 80526 p: 970.493.1023
Comparing to Standards
The purpose of the standard is to insure access and circulation for vehicles is provided for, and
facilities for bicycle and pedestrians are also considered in the mix. The standard is also intended
to ensure that emergency vehicles can gain access to, and maneuver within, the project so that
emergency personnel can provide fire protection and emergency services without delays.
The variance request consists of allowing through traffic and emergency vehicles to access and
pass through the site via a dedicated parking lot drive aisle rather than construction of a 100’ cul-
de-sac or a local road through the site. This proposed alternative design provides for all of the
intents and purposes of the standard without the land loss, and its potential negative effect on the
development, as compared to constructing to the standard. This variance request will have no
impact on capital and maintenance costs or requirements.
Justification
Quote from Conceptual Review Letter, dated 23 July 2007, Engineering:
“The Code requires all dead-end streets to terminate in a cul-de-sac. We will accept the
drive aisle through the parking lot with the condition that an access easement is
provided through the drive aisle.”
Engineering has stated that the drive aisle through the parking lot, with the condition that an
access easement is provided through the aisle, would be an acceptable alternative to a cul-de-sac.
This is the desirable and acceptable solution we have pursued.
The development’s proposed alternative design will provide adequate access for emergency
vehicles and for those persons rendering fire protection and emergency services. The proposed
alternative design accomplishes the purpose of the standards equally well or better than would a
plan and design which complies with the standards.
The variance will not be detrimental to the public health, safety and welfare, nor will it cause the
City of Fort Collins additional maintenance costs.
Truly,
Dana W. Lockwood, Architect
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LOCKWOOD ARCHITECTS, INC., 1027 W Horsetooth Rd., Ste 200B, Fort Collins, Colorado 80526 p: 970.493.1023