HomeMy WebLinkAbout3516 S MASON MEDICAL AND RETAIL MARIJUANA STORE - BDR200011 - SUBMITTAL DOCUMENTS - ROUND 3 - VARIANCE REQUEST (2)
April 20, 2021
Ms. Morgan Stroud
City of Fort Collins Engineering
281 N. College Ave.
Fort Collins, CO 80524
RE: 3516 South Mason Street BDR
Variance Request for Minimum Curb Cut Distance
JVA PN: 3233c
Dear Morgan:
This letter is hereby requesting a variance to the Larimer County Urban Area Street Standards
(LCUASS) street design criteria for the proposed redevelopment, located at 3516 South Mason
Street in the City of Fort Collins. The 3516 Mason Street BDR project proposes to renovate the
existing structure on site to construct a medical and retail marijuana 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 an existing development, to the west by South Mason Street, to the east by Larimer
County No. 2 Canal, and to the south by and existing development. There are two existing access
points; the southern access to the site from South Mason Street will remain, and this project will
close the northern access to the site from South Mason Street. The location of the south access
from Mason Street does not meet the LCUASS requirement for driveway separation from an
adjacent curb cut as stated in Table 7-3 of the LCUASS standards. This variance is being
requested to reduce the distance between the existing curb cuts on the 3516 South Mason Street
site. No new curb cuts are being proposed.
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 3516 South Mason Street BDR project is a
redevelopment of an existing fully developed site surrounded by developed properties and with
tight site constraints on all sides. Per Table 7-3, the required distance on a 2-lane arterial street
between a driveway edges is 330 feet. The existing southern curb cut of the subject property is
approximately 36’ from the nearest curb cut to the south, and 35’ from the nearest curb cut to the
north. This project is proposing to remove the curb cut to the north, improving the distance to the
nearest curb cut to approximately 98’. Based on site constraints it is not possible to maintain
access to the site and meet the LCUASS requirements.
The variance requested for this proposed street design criteria at 3516 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.
3516 South Mason Street BDR
Variance Request
April 20, 2021
2 of 2
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: ______________________________
Nathan Oaks, E.I.T. Erik Nakos, P.E.
Design Engineer Senior Project Manager
Enclosure: C3.0 Horizontal Control Plan
Per discussions with Wes regarding this project. Due to the lack of stormwater infrastructure, site
constraints, and significant reductions
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3516 South MasonCopyright c 2020 - All rights
reserved RVP Architecture and
Consulting, P.C. All design
drawings and written material
herein may not be used or
duplicated without the written
consent of RVP Architecture and
Consulting, P.C.3516 South MasonColoradoBasic Development ReviewFort Collins,JVA, Inc.1512 Larimer Street, Suite 710
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SITE
PLAN
C3.0
CHECKED BY:
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Date
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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