HomeMy WebLinkAboutLIVING OAKS - PDP - PDP170009 - SUBMITTAL DOCUMENTS - ROUND 2 - VARIANCE REQUEST (3)1218 W. ASH, STE. A, WINDSOR, COLORADO 80550
TEL. 970.674.3300 – FAX 970.674.3303
March 22, 2017
Ms. Sheri Langenberger
City of Fort Collins
PO Box 580
281 North College Avenue
Fort Collins, Colorado 80522-0580
Re: Living Oaks (221 East Oak Street)
Request for Variance – Gate Separation from Right of Way
Dear Sheri:
The Living Oaks PDP at 221 East Oak is a proposed four-plex project that is classified as a multi-family
development. Today, the site is vacant, but has two drive cuts, one on Oak Street and one on Mathews Street.
The new four-plex will face Oak Street. An 18’ driveway on Mathews is proposed to serve the back of the
property. New diagonal parking will be available in the Oak Street right of way with the removal of the existing
drive cuts.
A gate to this drive is proposed 2 inches west of the Mathews right of way line (in line with the east face of the
building). The gate will either slide parallel to the right of way or swing into the site (final design is not
completed). It will not encroach into the right of way. It will be operated by a garage door opener, not by a key
pad, so drivers will be able to open it without rolling down windows or getting out of their car. There are no
LCUASS standards on gates, but there is language about garage doors facing a street. Chapter 9.3.7.H states that
a residential garage should be set back at least 20’ to allow a car to park without blocking the sidewalk. This
generally was Marc Ragasa’s comment on the first PDP submittal, so we are using this as the LCUASS section to
request a variance.
A variance is requested from the LCUASS Chapter 9.3.7.H to allow the proposed gate for the private drive
to be located just outside of the Mathews Right of Way.
Justifications for this variance are as follow:
• Unlike a typical residential street, Mathews has existing diagonal parking. There will be no parking on
the Matthews frontage of this lot because of its proximity to Oak and the proposed 18’ drive cut. This
“no parking” area will not be changed, and the existing double yellow line will not be moved with the
project. The on street parking width is about 17’ and the proposed drive approach from flowline of curb
to face of walk is approximately 11’. This results in a 28’ deep “refuge” area that is not impacting
Mathews traffic or the sidewalk. This area would be used for a car to get out of the travel lanes while the
gate is opening. This is exactly the same scenario that exists at the garage door at the Bohemian Offices
on Walnut and on the Penny Flats building at the northwest corner of Maple and Mason (see attached
photos). As long as the gate is built as proposed (sliding or swinging in), there is no impediment to traffic
on the sidewalk.
• The sidewalk on this block is 4’ inside the right of way. LCUASS Figure 7-9F requires fences to be 2’
from back of sidewalk. The gate as proposed meets that offset requirement.
1218 W. ASH, STE. A, WINDSOR, COLORADO 80550
TEL. 970.674.3300 – FAX 970.674.3303
PENNY FLATS GARAGE DOOR ON MAPLE
BOHEMIAN OFFICE GARAGE DOOR ON WALNUT
We do not anticipate that this variance will be detrimental to the public health, safety, or welfare. Please call me
if you have any questions or require any additional information for the approval of this variance.
Sincerely,
Michael Oberlander, PE, LEED-AP
Colorado Registration No. 34288