HomeMy WebLinkAboutLANDMARK APARTMENTS EXPANSION - FDP190002 - SUBMITTAL DOCUMENTS - ROUND 1 - VARIANCE REQUEST (3)July 25, 2016
City of Fort Collins Development Review
Marc Virata
281 N. College Ave.
Fort Collins, CO 80524
(970) 221-6573 Project # 1257-001
Landmark Apartments Expansion
Variance Request for LCUASS Section 19.3.1 Minimum Distance
Variance Description:
This is a request for Variance to Standard contained in Section 19.3.1 of the Larimer County Urban
Area Street Standards which pertains to the minimum setback distance from the street curb face to
the nearest parking space in an off-street parking area, designed in accordance with Figure 19-6.
Variance to this standard will allow the Landmark Apartments project to keep two parking stalls
adjacent to the proposed cul-de-sac at the end of Hobbit Street.
Technical Design Criteria:
Section 19.3.1 Minimum Distance
The minimum setback distance from the street curb face to the nearest parking space in an off-
street parking area must be designed in accordance with Figure 19-6.
Identifying the Issue:
The Landmark Apartments project has the required parking per Land Use Code with only a couple
parking spaces additional. The current site shows parking stalls located within a proposed parking
lot at the end of Hobbit Street.
Per Land Use Code, unless Hobbit Street was vacated, Hobbit Street would need to be terminated
with a 50’ radius cul-de-sac. Due to the requirement of separating the two Landmark accesses or
combining the access points, the cul-de-sac location was chosen to allow the two access points to
be separated. This pushed the cul-de-sac further east, towards the proposed parking lot. The two
accesses were unable to be combined due to the inability to vacate Hobbit Street. Now, the two
closest parking stalls are within the 40’ setback from the cul-de-sac flowline of Hobbit Street.
Lastly, concerns were voiced regarding whether or not a car would be able to park within the first
parking stall without needing to back up.
Comparing to Standards:
The proposed parking stalls would be 29’ (11’ short of the minimum) from the proposed Hobbit cul-
de-sac flowline.
Justification:
Hobbit Street currently dead ends at the Landmark Apartments property line. It only serves the
existing Landmark property. As such, it is functioning as a private street. The property to the
south, the Pulse PUD, is owned by Blue Ocean. Blue Ocean has been contacted regarding the cul-
de-sac. When they develop, they plan on vacating the existing Stuart Street Right of Way and
Hobbit Street. At that time, Hobbit Street will no longer be public.
Secondly, the required cul-de-sac at the end of Hobbit Street gives further buffer from the path of
travel along Hobbit Street into the existing Landmark access.
Thirdly, the traffic from the parking lot is 3 trips in the morning peak hour and 7 trips in the evening
peak hour. As such, it is not expected that any stacking within the parking lot will block any car
movements within Hobbit Street or within the parking lot.
Lastly, an AutoTurn analysis was conducted to verify that a car could park easily into the first
parking stall. A van profile was used in the analysis. It was found that a van could make the
movement by utilizing a wider turn into the stall. Due to the widened 26’ drive lane to
accommodate fire access, this movement was further made easier.
This variance is not expected to be detrimental to the public health, safety and welfare, and will not
reduce design life of the improvement nor cause the Local Entity additional maintenance costs.
Sincerely,
Stephanie J. Thomas
Professional Engineer
Car/van Vertical Clearance
ET
VAULT
ELEC
HOBBIT STREET
PROPOSED
ACCESS
EXISTING
LANDMARK
ACCESS
40 FT SETBACK
20 FT SETBACK
PATH OF TRAVEL
PATH OF TRAVEL
AUTOTURN ANALYSIS OF
VAN PARKING IN CLOSEST
PARKING SPACE
17.06
3.117 10.007
Car/van Vertical Clearance
Overall Length 17.060ft
Overall Width 6.365ft
Overall Body Height 7.218ft
Min Body Ground Clearance 0.328ft
Track Width 6.037ft
Lock-to-lock time 4.00s
Curb to Curb Turning Radius 20.669ft
VARIANCE REQUEST - PARKING SETBACK
FORT COLLINS, CO
LANDMARK APARTMENTS
E NGINEER ING
N O R T H E RN
07.25.2016
D:\PROJECTS\1257-001\DWG\EXHIBITS\1257-001_VARIANCE PARKING SETBACK.DWG
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