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HomeMy WebLinkAboutSOLARIUM - PDP190016 - SUBMITTAL DOCUMENTS - ROUND 1 - VARIANCE REQUESTPermits & Engineering Company – rick@permitsandengco.com – 970-978-1627 Memo To: City of Fort Collins From: Rick Behning, P.E. cc: Solarium LLC Date: October 8, 2019 Re: Lot 1, Springwood Institute PUD (Solarium) LCUASS Variance Technical Memo This memo is intended to serve as a request for variance on design standards related to the parking and driveway facilities that exist or are proposed at 706 East Stuart Street (Solarium LLC). As per Section 1.9.4 Variances and Appeals Processes, A.2, of the Larimer County Urban Area Street Standards (LCUASS), a request for variance must elaborate upon the following: A. Identification of the standard to be waived or varied and why the standard is unfeasible or is not in the public interest. B. Proposing Alternate Design. Identification of the proposed alternative design or construction criteria. C. Comparing to Standards. A thorough description of the variance request including impact on capital and maintenance requirements, costs, and how the new design compares to the standard. D. Justification. The Professional Engineer must determine and state that the variance will not be detrimental to the public health, safety and welfare, will not reduce design life of the improvement nor cause the Local Entity additional maintenance costs. The proposed plan (as varied) must advance the public purpose of the standard sought to be varied equally well or better than would compliance with such standard. The following are known conditions that deviate from the LCUASS requirements and are being requested to be allowed through the variance/waiver process described above: Variance #1: 2 A. Identification of the Standard to be Waived or Varied: a. 9.4.2 Entrance Angle - In general, the entrance angle for all driveway approaches and intersections shall be as near 90to the centerline of the street as possible. The minimum angle that will be permitted is 90plus or minus 10for a minimum of 25 feet measured perpendicular to the street and measuring from the curb or edge of pavement toward the private property served. B. Proposing Alternate Design: a. The existing/proposed westerly driveway ramp on the subject property is in compliance with the 90º plus or minus 10 º but not for a distance of 25’. The proposal is to allow the existing condition to remain. C. Comparing to Standards a. The design standard of a perpendicular approach for 25 feet is intended to mitigate conflict points at driveways and accommodate a clear line of site as a driver enters or exists the Right of Way at the driveway. The existing parking lot is not set back from Stuart Street enough to accommodate the 25 foot length requirement. The proposed driveway design will modify the existing two-way access to be one-way only. This results in an enhanced egress driveway (driveway not in conformance to the requirements). The proposed condition will allow for a clear line of site despite the angled approach. The driveway will be maintained by the property owner, therefore the City will experience no undue financial hardship due to this variance/waiver. D. Justification: a. It is my professional opinion that the above variance/waiver will not be detrimental to the public health, safety and welfare, will not reduce design life of the improvements nor cause the Local Entity additional maintenance costs. The proposed plan (as varied) will advance the public purpose of the standard sought to be varied equally well as would compliance with the standard. Variance #2: A. Identification of the Standard to be Waived or Varied: a. 19.1 GENERAL - This chapter defines the parking criteria for on-street parking, including Downtown parking, parking on cul-de-sacs, and other special requirement areas. This chapter also establishes clearance requirements for off- street parking. Parking stall dimensions for various parking configurations shall be designed in accordance with Standard Drawing 19-4. (Note: Drawing reference should read 19-7) The Standard Drawing requires a one-way drive isles width for head in (90 degree) parking spaces to be 24’ in width. B. Proposing Alternate Design: a. The existing/proposed east half of the parking area has head in parking and a one- way drive isle width of 21.2 feet. C. Comparing to Standards a. The design standard of a 24’ wide one-way drive isle is intended to provide ample space for vehicles entering and exiting the parking space. As the chart denotes, 3 one-way drive isles in parking lots are usually accompanied by angled stalls with a narrower drive isle than 24’. The existing/proposed parking lot layout has head in stalls on the east side and angled parking on the west side in order to accommodate adequate on-site parking. Additionally, the existing parking lot is not set back from Stuart Street enough to accommodate the 24-foot width requirement. The existing parking lot has been utilized for many years with two- way access allowed without issue, according to the owner. While the condition does not match the design standard, the parking facility operates in a safe and convenient manner. D. Justification: a. It is my professional opinion that the above variance/waiver will not be detrimental to the public health, safety and welfare, will not reduce design life of the improvements nor cause the Local Entity additional maintenance costs. The proposed plan (as varied) will advance the public purpose of the standard sought to be varied equally well as would compliance with the standard. Variance #3: A. Identification of the Standard to be Waived or Varied: a. 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. This figure requires a setback of 50’ from the flowline in Stuart Street to the nearest parking space. B. Proposing Alternate Design: a. The existing/proposed east half of the parking area has head in parking offset from the Stuart Street flowline by 40.8’. The proposed west half of the parking lot has angled parking offset from the Stuart Street flowline by 28.5’ (at the worst condition). C. Comparing to Standards a. The design standard of setting the parking facilities back from the adjacent street flowline is intended to provide vehicle stacking space between the roadway and the parking area. The existing parking lot is not set back from Stuart Street enough to accommodate the 50-foot setback requirement. The proposed parking lot will be enhanced with a one-way directional flow. The existing parking lot has been utilized for many years with two-way access allowed without significant issue, according to the owner. While the condition does not match the design standard, the parking facility operates in a safe and convenient manner. D. Justification: a. It is my professional opinion that the above variance/waiver will not be detrimental to the public health, safety and welfare, will not reduce design life of the improvements nor cause the Local Entity additional maintenance costs. The proposed plan (as varied) will advance the public purpose of the standard sought to be varied equally well as would compliance with the standard.