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HomeMy WebLinkAboutFORT COLLINS JEEP - FDP - FDP170035 - SUBMITTAL DOCUMENTS - ROUND 1 - VARIANCE REQUESTPARAGON ENGINEERING CONSULTANTS, INC. __________________________________________________________________________________________ 7852 South Elati Street, Suit 106 / Littleton, CO 80120 / (303) 794-8604 / FAX (303) 795-3072 Morgan Ulman Engineering Development Review 281 N. College Avenue P.O. Box 580 Ft. Collins, CO 80522 RE: PDP170013 Variance Request for Miminum Distance for Off-Street Parking, LCUASS Figure 19-6. November 6, 2017 Dear Morgan, Paragon Engineering Services submits this Variance Request for the minimum distance for off-street parking at the Ft. Collins Jeep Dealership located at Harmony Road and Mason Street. The existing and proposed distance from the flowline to the first parking stall is 12 feet. Larimer County Urban Area Street Standards (LCUASS) Figure 19-6 requires a minimum distance of 75 feet from the flowline to the first parking stall along Mason Street, based on 472 Average Daily Trips per the Traffic Study. Due to the existing conditions of the site it is not possible to meet this requirement under the site redevelopment plan for this property. We submit the following justifications to support the approval of this Variance Request: 1. To comply with the minimum distance of 75 feet required per LCUASS Figure 19-6 will require the loss of 36 parking stalls along the entire east edge of the parking lot. 2. Proposed private parking along the Mason Street frontage requires backing out and proceeding to the Mason Street access located on the north end of this parking strip. In addition, there is also a grade separation between Mason Street and the Ft. Collins Jeep Dealership. Both of these factors insures that there is no interference with traffic on Mason Street from the Jeep Dealership parking area. 3. Adequate sight distances per LCUASS Figure 7-16 are being provided at the driveways. 4. The Owner will provide two significant amenities that advance the public purpose of the standard. These amenities are 1) the widening of Mason Street that includes a dedicated bike lane, and 2) Construction of a bus stop and pad on Harmony Road. 5. We do not consider that the approval of this variance will be detrimental to the public health, safety, or welfare. In addition, it is not anticipated that this variance will reduce the design life nor cause the City of Ft. Collins additional maintenance costs. We hereby request a variance form LCUASS Figure 19-6 and allow the minimum distance from flowline to parking as proposed. Sincerely, Troy W. Denning, Sr. Project Manager Paragon Engineering Consultants, Inc. 7852 South Elati Street, Suite 106 Littleton, CO 80120 Tel: 303.794.8604 PARAGON ENGINEERING CONSULTANTS, INC. __________________________________________________________________________________________ 7852 South Elati Street, Suit 106 / Littleton, CO 80120 / (303) 794-8604 / FAX (303) 795-3072 Morgan Ulman Engineering Development Review 281 N. College Avenue P.O. Box 580 Ft. Collins, CO 80522 RE: PDP170013 - Variance Request for Corner Clearance Between Driveways & Intersections, LCUASS Table 7-3. November 6, 2017 Dear Morgan, Paragon Engineering Services submits this Variance Request for an exception to the Corner Clearance Between Driveways & Intersections requirement found at LCUASS Table 7-3. The depth of the Lot on Harmony Road is only 384 feet therefore it is physically impossible to meet the required 460 feet separation distance. The Mason Street drive entrance has been moved as far north as possible as well as reducing the driveway on Harmony. As an additional amenity, the project will include the construction of a new bus stop near the west end of the Harmony Road frontage. We submit the following justifications to support the approval of this Variance Request: 1. The Mason Street access has been moved as far north and as far away from the Harmony Road and Mason Street intersection to obtain the maximum distance possible. 2. Adequate sight distances per LCUASS Figure 7-16 are being provided at the driveways. 3. The Owner will provide two significant amenities that advance the public purpose of the standard. These amenities are 1) the widening of Mason Street that includes a dedicated bike lane, and 2) Construction of a bus stop and pad on Harmony Road. 4. We do not consider that the approval of this variance will be detrimental to the public health, safety, or welfare. In addition, it is not anticipated that this variance will reduce the design life nor cause the City of Ft. Collins additional maintenance costs. As a consequence of these factors, we hereby request a variance form LCUASS Table 7-3 and allow the separation distance from drive to intersection of 384 feet as proposed. Sincerely, Troy W. Denning, Sr. Project Manager Paragon Engineering Consultants, Inc. 7852 South Elati Street, Suite 106 Littleton, CO 80120 Tel: 303.794.8604