HomeMy WebLinkAboutVariance Requests - 01/21/2025 1
MEMORANDUM
TO: Fort Collins Planning and Zoning Commission
FROM: Brad Buckman, City Engineer
THRU: Arlo Schumann, City Planner
Sophie Buckingham, Civil Engineer II
DATE: January 21, 2025
SUBJECT: Prospect Plaza SPAR – Prospect Road ROW and Easement
DECISION
The Prospect Road Right-of-Way and Easement Variance Request for Prospect Plaza
(SPA240003) is approved.
BACKGROUND
On January 3, 2025, the Engineering Department received a variance request for right-of-
way (ROW) and easement width along Prospect Road. This request is associated with the
Site Plan Advisory Review (SPAR) process for Prospect Plaza, a proposed student housing
development project at 304 W. Prospect Road.
The applicant has requested to maintain the existing ROW width of Prospect Road, which
varies between approximately 60 to 80 feet along the property, and to dedicate a 16-foot
access and utility easement behind the ROW. Prospect Road is classified as a 4-lane arterial
street on the City of Fort Collins Master Street Plan, and it is a constrained corridor which is
eligible to comply with Figure 7-2.5F instead of Figure 7-2F of the Larimer County Urban
Area Street Standards (LCUASS). Figure 7-2.5F requires a total ROW width of 102 feet,
with a 15-foot-wide utility easement behind the ROW. The dimensions depicted in Figure
7-2.5F are also documented in LCUASS Table 7-1.
Through a variance process described in LCUASS Section 1.9.4, the City Engineer may
approve any design that does not conform to the standards. This request has been evaluated
on the criteria outlined in LCUASS Section 1.9.4.A.2:
· Identifying Issue;
· Proposing Alternate Design;
Engineering Department
281 North College Ave.
P.O. Box 580
Fort Collins, CO 80522-0580
970.221.6605
fcgov.com/engineering
Docusign Envelope ID: AA54DA51-CA06-4994-BEB7-C01D2F547AA7
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· Comparing to Standards; and
· Justification.
FINDINGS
A. Identifying Issue: The required 102-foot ROW width is not feasible for this highly
constrained section of the Prospect Road corridor. The Prospect Plaza property has
approximately 370 feet of frontage along Prospect Road. Widening the street to
comply with Figure 7-2.5F would require reconstruction of significantly more than
370 feet of the 1,880-foot (0.36-mile) corridor between Center Avenue and College
Avenue.
B. Proposing Alternate Design: The applicant has proposed to maintain the existing curb
line along the property and implement an 8-foot tree parkway and 10-foot off-street
bike and pedestrian path. The proposed design includes dedication of a 16-foot
easement that would overlap with the bike and pedestrian path.
C. Comparing to Standards: The proposed tree parkway width is consistent with Figure
7-2.5F. The proposed 10-foot bike and pedestrian path width is greater than the 6-foot
sidewalk width required by Figure 7-2.5F, although it is narrower than the combined
width of the 6-foot sidewalk and 6.5-foot bike lane required by Figure 7-2.5F. The
16-foot easement is slightly wider than the 15-foot easement required by Figure
7-2.5F.
D. Justification: The proposed width of the bike and pedestrian path is consistent with
recommendations in the West Central Area Plan, as well as infrastructure constructed
by other recent developments along the Prospect Road corridor between Shields
Street and College Avenue. Most of the utilities serving this corridor have already
been installed within the constrained ROW, so it is somewhat unlikely that any utility
providers will need to install new facilities within an easement on this property, but
the easement dedication will allow utility providers to install facilities under the
sidewalk if necessary. The request was routed to the relevant City departments and
external utility providers, and City staff did not receive any objections to the request.
If the City were to require this development project to comply with Figure 7-2.5F,
this requirement would significantly increase the scope and cost of the project without
providing a proportionate benefit to the City.
CONCLUSION
This variance request meets the criteria for the City Engineer to approve a variance from
LCUASS Figure 7-2.5F. Therefore, the request is approved.
_________________________
Brad Buckman, City Engineer
Docusign Envelope ID: AA54DA51-CA06-4994-BEB7-C01D2F547AA7
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www.sunnycivil.com
January 2, 2025
Sophie Buckingham, Civil Engineer II
Engineering Development Review
City of Fort Collins
281 North College Avenue
Fort Collins, CO 80522
RE: Prospect Plaza – Prospect Road ROW Variance Request
Ms. Buckingham:
Sunny Civil, as a consultant representative of STRATA / Colorado State University, respectfully requests
a variance to the City’s policy for public sidewalks being located within right-of-way (ROW). Instead, we
propose to locate the sidewalk within a combined utility and access easement on the Prospect Plaza site.
A site plan showing the proposed easement and surrounding infrastructure is included with this request.
We are utilizing the procedure listed within Larimer County Urban Area Street Standards (LCUASS)
section 1.9.4 Variance and Appeals Process. The code with our response is listed below.
a. Identifying Issue. Identification of the standard to be waived or varied and why the standard is
unfeasible or is not in the public interest.
The City’s 4-Lane Modified Arterial Street Section specifies a 102-foot total ROW which includes
the following elements:
- Five 11-foot travel lanes including a center dual left turn lane
- 9.5-foot bike lane including a 3-foot bike lane buffer (both sides)
- 8-foot parkway/tree lawn (both sides)
- 6-foot detached sidewalk (both sides)
- 15-foot utility easement beyond the ROW (both sides)
Due to space constraints along Prospect Road, the existing configuration is already missing
several of the elements required by LCUASS. The existing street includes the following:
- Five approximately 10-foot travel lanes including a center dual left turn lane
- Approximately 5-foot attached sidewalk (both sides)
Bringing the road fully into compliance with the standard would require extensive off-site
improvements, making this infeasible and inconsistent with the scope of the Prospect Plaza
project.
b. Proposing Alternate Design. Identification of the proposed alternative design or construction criteria.
The proposed alternative design improves the existing condition, aligning closer to the City’s ideal
street section while maximizing site functionality. The proposed configuration is shown on the Site
Plan sheet included with this request. The following elements will be added:
- 8-foot parkway/tree lawn
- 10-foot detached sidewalk
Docusign Envelope ID: AA54DA51-CA06-4994-BEB7-C01D2F547AA7
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- 16-foot combined access and utility easement beyond the existing ROW which will contain
the proposed detached sidewalk
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.
The variance seeks relief from constructing the full ROW section due to limited space, off-site
construction requirements, and the impracticality of utility placement in a dedicated easement.
Key considerations include:
- Land Use Efficiency: The alternative design uses land more effectively, allocating space to a
wider sidewalk that can double as a shared bike path and housing for additional students,
rather than reserving it for utilities that are unlikely to be installed.
- Maintenance Impact: The City’s maintenance responsibilities are reduced, as the proposed
design eliminates 15 feet of ROW space while ensuring the sidewalk and tree lawn remain
functional and accessible.
- Practical Utility Placement: Utilities, including stormwater drainage pipes and power lines, can
be efficiently integrated into the combined easement beneath the sidewalk
The proposed easement arrangement is necessary due to site-specific utility requirements. A
small stormwater pipe must run beneath the sidewalk to provide drainage for two rain gardens
situated within the building's courtyards. Additionally, the easement may accommodate power
lines to serve the building. Adding a separate utility easement beyond a ROW dedication would
be largely impractical. Such utilities that could potentially go in the easement would require
realignment to connect with existing infrastructure on the west and east sides of the property,
introducing unnecessary complexity and potential engineering challenges.
While the alternative design does not include dedicated bike lanes or a separate utility easement,
it closely aligns with the intent of the standard by enhancing pedestrian and bicyclist safety
through separation from vehicular lanes by providing wider, multipurpose sidewalks. Extending
bike lanes or utility easements along Prospect Road would require a comprehensive redesign of
the entire corridor, which is outside the scope of this project. The proposed shared access and
utility easement is the most practical and efficient solution for this site.
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 proposed variance will not compromise public health, safety, or welfare. It ensures a safe,
efficient design that meets or exceeds the intent of the LCUASS standards. Key benefits include:
- Improved pedestrian and biker safety through wider, detached sidewalks separated from
vehicular lanes.
- Compatibility with recent developments west of the site, maintaining consistency in design.
- No additional maintenance costs or reduction in the design life of the infrastructure for the
City.
By balancing site-specific needs with the City’s design goals, this proposal delivers an efficient,
functional, and aesthetically pleasing solution.
Docusign Envelope ID: AA54DA51-CA06-4994-BEB7-C01D2F547AA7
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www.sunnycivil.com
We appreciate your consideration of this variance request and are happy to provide additional information
or address any questions regarding the proposal.
Thank you,
Sunny Civil
Megan Walter, PE, Principal
Docusign Envelope ID: AA54DA51-CA06-4994-BEB7-C01D2F547AA7
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PROJECT
*NOT FOR CONSTRUCTION
CLIENT SEAL / DISCLAIMER
PROJECT #:
SHEET#
24014 DATE:
TITLE
PROSPECT PLAZA
3575 RINGSBY CT. SUITE 411
DENVER, CO 80216
(720) 677-7766
SPAR (ROUND 1)2024.11.22
SCHEMATIC DESIGN 2024.12.18
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12/16/24NO.DESCRIPTION DATE
SUNNY CIVIL
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LEGEND
HORIZONTAL DATUM:
VERTICAL DATUM:
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UTILITY/ACCESS
EASEMENT VARIANCE
CLIENT
3575 RINGSBY CT. SUITE 411
DENVER, CO 80216
(720) 677-7766
CLIENT
3575 RINGSBY CT. SUITE 411
DENVER, CO 80216
(720) 677-7766
1/2/25
Docusign Envelope ID: AA54DA51-CA06-4994-BEB7-C01D2F547AA7