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HomeMy WebLinkAboutMASON PLACE - MAJOR AMENDMENT - MJA180003 - SUBMITTAL DOCUMENTS - ROUND 1 - VARIANCE REQUESTApril 26, 2018 Ms. Katie Andrews City of Fort Collins Engineering 281 N. College Ave. Fort Collins, CO 80524 RE: Proposed Mason Place Redevelopment Project Request for Variance JVA PN: 2873c Dear Katie: This letter is hereby requesting a variance to the Larimer County Urban Area Street Standards (LCUASS) street design criteria for the proposed redevelopment of a 1.2 acre lot, platted as Lot 5A of Creger Plaza, located at 3750 South Mason Street in the City of Fort Collins. The Mason Place project proposes to reuse the existing structure on site to construct a 60 unit permanently supportive housing facility, and to reconfigure the existing parking areas and drive aisles to maximize exterior greenspace and provide for community amenities and pedestrian corridors to public right-of-way. The site is bounded to the north by Creger Drive, to the west by South Mason Street, to the east by private property, and to the south by Lot 6 of Creger Plaza, which is currently a surface parking lot with a shared parking agreement with the southern neighbors. Existing access to the site from Creger Drive will remain. The location of the existing access from Mason Street does not meet the LCUASS requirement for driveway separation from a street intersection (Creger Drive). This variance is being requested to relocate the Mason Street access as far as practicable from Creger Drive. South Mason Street is classified as a 2-lane arterial street in the City of Fort Collins and is therefore subject to LCUASS Table 7-3 for street technical design criteria related to distance between driveways and intersections. The proposed Mason Place project is a redevelopment of an existing fully developed infill site surrounded by developed properties and with tight site constraints on all sides. Lot 5A and Lot 6 of Creger Plaza subdivision will together be re-platted to dedicate 36’ of Right-of-Way on South Mason Street to meet the standard for a 2-lane arterial of 72 feet, and 33’ of Right-of-Way on Creger Drive to meet the standard for a local collector of 60 feet (both per the Midtown in Motion Plan). See included preliminary re-plat prepared by Flatirons Surveying. Per Table 7-3, the required distance on a 2-lane arterial street between a driveway access and a street intersection is 460 feet. The existing driveway on South Mason into the site is located 215 feet from the Creger Drive intersection, as measured according to Figure 9-1 of LCUASS. The south property line of Lot 5A is located only 343 feet from Creger Drive, and therefore would not meet the LCUASS standard for driveway access separation for any secondary access to the site from South Mason. In order to provide efficient, expeditious emergency vehicle access to the south side of the Mason Place buildingand to provide residents of Mason Place access to the dedicated ADA parking at the south side of the building, the driveway access from South Mason is proposed to be shifted south to align with the south face of the building, a distance of 345 feet from Creger Drive. This location increases the existing separation distance by 130 feet. Per the Mason Place Variance Request April 26, 2018 2 of 2 Traffic Impact Study prepared by Delich Associates, dated April 24, 2018, the anticipated peak hour vehicular operation at both the existing Creger site access and relocated Mason Street site access driveway will provide a level of service standard of ‘A’ or ‘B’. Locating the South Mason driveway access at 345 feet from Creger Drive will not adversely impact the public welfare or use of the roadway. Additionally, beyond relocating the driveway further from the Creger intersection, our project represents further improvements to the existing condition of the property and use of the parking areas by capturing stormwater runoff that would otherwise sheet flow over the south parking area, and constructing an inlet at an existing low point in the lot where unintentional ponding has occurred in order to provide better functioning, properly draining parking.. See included Preliminary Developed Drainage Map and Horizontal Control Plan for the Mason Place project. The variance requested for this proposed street design criteria at 3750 South Mason Street: • will not have a negative impact on capital or maintenance cost requirements for the City or property owners; • will not be detrimental to public health, safety, or welfare and will not reduce the design life of the improvement; and • will provide an improvement that functions as well or better than would compliance with the stated standard. Thank you for your consideration in the approval of this variance request. If you have any questions, or require additional information, please do not hesitate to call me. Sincerely, JVA, INCORPORATED By: ________________________________ By: ______________________________ Karen Brigman, CFM Brian Campbell, P.E. Senior Project Engineer Regional Manager Enclosure: Preliminary Plat by Flatirons Surveying, Figure 2: Developed Drainage Map, C3.0 Horizontal Control Plan CC: Kristin Fritz, Housing Catalyst PROPOSED DRAINAGE MAP FIG 2 NO. DATE DES'D D'WN REVISION DESCRIPTION DESIGNED BY: DRAWN BY: CHECKED BY: JOB #: DATE: © JVA, INC. HOUSING CATALYST MASON PLACE FORT COLLINS, CO SHEET NO. 2873c APRIL 2018 CRH EJK EJK JVA, Inc. 213 Linden Street, Suite 200 www.jvajva.com Fort Collins, CO 80524 970.225.9099 Boulder ● Fort Collins ● Winter Park Glenwood Springs ● Denver DRAWING NUMBER: 419 Canyon Ave. Suite 200 Fort Collins, CO 80521 phone 970.224.5828 | fax 970.225.6657 | www.ripleydesigninc.com ■ land planning ■ landscape architecture ■ ■ urban design ■ entitlement ■ ISSUED PROJECT No.: DRAWN BY: REVIEWED BY: SEAL: PREPARED BY: No. DESCRIPTION DATE REVISIONS No. DESCRIPTION DATE Plotted By: Karen R. Brigman Layout: HCP 24x36 Printed On: 4/24/2018 8:36 AM File Name: 2873c-03-HCP-00.dwg ORIGINAL SIZE 24X36 RIPLEY DESIGN INC. 419 Canyon Ave. Suite 200 Fort Collins, CO 80521 p. 970.224.5828 f. 970.225.6657 HOUSING CATALYST 1715 W Mountain Avenue Fort Collins, CO 80521 p. 970.416.2910 CIVIL ENGINEER ARCHITECT APPLICANT JVA, INCORPORATED 213 Linden Street, Suite 200 Fort Collins, CO 80524 p. 970.225.9099 SHOPWORKS ARCHITECTURE 2882 Wyandot Street Denver, CO 80211 p. 303.433.4094 OWNER/DEVELOPER MASON PLACE PROJECT DEVELOPMENT PLAN FORT COLLINS, CO JVA, Incorporated 2 1 3 L i n d e n S t r e e t Suite 200 Fort Collins, CO 80524 Phone: 970.225.9099 Fax: 970.225.6963 E-mail: info@jvajva.com JVA Project #2873c CONSULTING ENGINEERS 2843c EJK/KRB BJC/CRH 1 MAJOR AMENDMENT 04.25.2018 C3.0 HORIZONTAL CONTROL PLAN CHECKED BY: CHECKED BY: CHECKED BY: CHECKED BY: CHECKED BY: Date Date Date Date Date Date City of Fort Collins, Colorado UTILITY PLAN APPROVAL Parks and Recreation Traffic Engineer Stormwater Utility Water & Wastewater Utility City Engineer CHECKED BY: APPROVED: Date Environmental Planner RESERVED PARKING VAN ACCESSIBLE