HomeMy WebLinkAboutTHE HUB ON CAMPUS - FDP - FDP180011 - SUBMITTAL DOCUMENTS - ROUND 1 - VARIANCE REQUESTkimley-horn.com 1001 Warrenville Road, Suite 350, Lisle, IL 60532 630 487 5550
DESIGN VARIANCES MEMORANDUM
To: Marc Virata
City of Fort Collins
From: Lesley Netzer
Kimley-Horn and Associates, Inc.
Date: November 7, 2017
Re: Hub on Campus, 1415 Elizabeth Street
Design Variance Requests
Marc,
At your request, we respectfully submit the below justification for the variance requests for access
spacing and elimination of the required right turn lane.
Identify Issue:
1) The proposed property is located along Elizabeth Street between two adjacent property owners
with access to Elizabeth Street. The development is allowed at least one access point to
Elizabeth Street, it’s only right of way access. Per Table 7-3 of LCUASS, access spacing is not
adequate.
2) Per Figure 8-4 of LCUASS, a right turn lane is required at the entrance of the site due to the
proposed right turns during the peak hour, along Elizabeth Street, which has a 30-mph posted
speed limit. Per existing conditions, Elizabeth Street right of way is maximized and right-turn lane
addition is not preferable to the City.
Proposed Alternate Design:
1) An access point will be location along Elizabeth Street to provide access to the development
located approximately half way between adjacent properties. The proposed access is a
modification of the existing access to the site.
2) No right turn lane will be constructed at this time. Per the City’s West Elizabeth Enhanced
Corridor Plan, the City plans to implement a lane reduction and more pedestrian friendly corridor
along Elizabeth Street with added widened bike lanes. Additional turn lanes are not preferable to
the City at this time.
Comparison to Standards:
1) Per Table 7-3 of the LCUASS, the minimum access separation is 460’. The proposed access to
the development will be located approximately halfway between the adjacent parcel access
points along Elizabeth Street but will be approximately 275’ separated from adjacent property
access points. The development’s proposed access maximizes the spacing between the access
points as much as possible. This access will be constructed and maintained by the developer to
ensure safe passage into the development.
2) A right turn lane is not proposed at this time; therefore, no additional costs are anticipated for
design, construction, or maintenance of a proposed right turn lane at this time.
Justification:
1) The modification of the existing access to allow residents and patrons to enter the site will create
no adverse impacts to the public’s health, safety and welfare. With the proposed access,