HomeMy WebLinkAboutVariance Requests - 01/15/2025 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 15, 2025
SUBJECT: Prospect Plaza SPAR – Prospect Road Access Spacing Variance Request
DECISION
The Prospect Road Access Spacing Variance Request for Prospect Plaza (SPA240003) is
approved on the condition that the access point must be restricted to right-in and right-out
turning movements for vehicles.
BACKGROUND
On January 8, 2025, the Engineering Department received a variance request for access
spacing 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 install a full-movement access onto Prospect Road,
approximately 285 feet east of the intersection of Prospect Road and Center Avenue.
Prospect Road is classified as a 4-lane arterial street on the City of Fort Collins Master Street
Plan. The Larimer County Urban Area Street Standards (LCUASS) Table 7-3 requires a
minimum distance of 460 feet between intersections, between high-volume driveways and
intersections, and between driveway edges along a 4-lane arterial street.
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;
· Comparing to Standards; and
Engineering Department
281 North College Ave.
P.O. Box 580
Fort Collins, CO 80522-0580
970.221.6605
fcgov.com/engineering
Docusign Envelope ID: 1181F107-9C29-4085-9D9F-BE1D68DBC7FE
2
· Justification.
FINDINGS
A. Identifying Issue: It is not feasible for the Prospect Plaza property to have an access
point onto Prospect Road that is at least 460 feet away both from the intersection of
Prospect Road with Center Avenue and from the existing driveway to the east at
246 W. Prospect Road.
B. Proposing Alternate Design: The applicant has proposed a spacing of 285 feet from
the Prospect and Center intersection and 355 feet from the driveway at
246 W. Prospect Road.
C. Comparing to Standards: The proposed access location is 175 feet short of the
required spacing from the Prospect and Center intersection, which is a 38% reduction
from the standard of 460 feet. The proposed access location is 105 feet short of the
required spacing from the driveway at 246 W. Prospect Road, which is a 23%
reduction from the standard of 460 feet.
D. Justification: The variance letter does not include an evaluation of potential conflicts
between eastbound vehicles in the center turn lane of Prospect Road and westbound
vehicles in the left-turn lane approaching Center Avenue. Page 34 of the Prospect
Plaza Student Housing Transportation Impact Study, dated January 7, 2025,
recommends right-in/right-out movements for this access point due to anticipated
queuing in the westbound left-turn lane approaching Center Avenue. Therefore, City
staff disagree with the variance letter’s assertion that “the proposed variance will not
compromise public health, safety, or welfare.”
CONCLUSION
The justification for this requested full-movement access onto Prospect Road as proposed by
the applicant does not meet the criteria for the City Engineer to approve a variance from
LCUASS Table 7-3. However, both City staff and the applicant’s traffic engineer have
concluded that the access point would function safely if left turns into and out of the access
point are prohibited and physically restricted. Therefore, this request is approved on the
condition that the access point must be restricted to right-in and right-out turning movements
for vehicles.
_________________________
Brad Buckman, City Engineer
Docusign Envelope ID: 1181F107-9C29-4085-9D9F-BE1D68DBC7FE
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www.sunnycivil.com
January 8, 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 Access Spacing Variance Request
Ms. Buckingham:
Sunny Civil, as a consultant representative of STRATA / Colorado State University, respectfully requests
a variance to the City’s code requirement to space driveways at least 460 feet from major intersections.
We are requesting a variance to allow for a reduction of this minimum spacing. 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.
Per Larimer County Urban Area Street Standards (LCUASS) Table 7-3 Fort Collins (GMA and
City Limits), high volume driveways must be at least 460 feet from intersections. Per LCUASS
figure 9-1, this distance is measured from the centerline of the intersection to the centerline of the
driveway. Per Table 7-3, there is also a requirement for driveways to be separated by 460 feet
from other driveways.
The existing property has two driveways along Prospect Road. The western driveway is located
270 feet from the Centre Avenue intersection, and the eastern driveway is located 475 feet from
the Centre Avenue intersection and 170 feet from the next driveway down the street for the
adjacent property.
b. Proposing Alternate Design. Identification of the proposed alternative design or construction criteria.
The proposed alternative design centers the main driveway as close to the ideal location as
possible, shifting it further east from its current position. Additionally, the eastern driveway will be
limited to emergency access only, effectively reducing the number of site access points.
The proposed alternative design positions the main driveway approximately 285 feet from the
Centre Avenue intersection and 355 feet from the nearest adjacent property driveway. This
configuration improves upon the existing condition by aligning more closely with the City’s desired
access spacing while optimizing site functionality.
The main driveway will be designed in accordance with LCUASS Figure 707.1 for a Standard
Driveway Approach (High Volume Drive Type III).
Docusign Envelope ID: 1181F107-9C29-4085-9D9F-BE1D68DBC7FE
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www.sunnycivil.com
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 the minimum spacing requirement due to limited available distance
(640 feet total) between the existing intersection of Centre Avenue and Prospect Road and the
nearest adjacent driveway.
The proposed location of the main driveway increases the separation between Centre Avenue
and the site driveway. Additionally, by limiting the second driveway to emergency access only,
the overall separation between driveways along the corridor is effectively improved.
Locating the main driveway on the east side of the proposed building would present significant
design and functional challenges. This alternative would require the building to be mirrored to
maintain access to the parking garage, which is not desirable from both operational and aesthetic
perspectives. The current configuration positions the more “industrial” side of the building near
the existing parking garage, aligning with the character of that side of the site. Meanwhile, the
east side is reserved for enhanced architectural finishes and a more pedestrian-friendly
environment.
Granting this variance will have no impact on the City’s maintenance responsibilities. The minimal
maintenance required for driveways remains unchanged regardless of the specific driveway
locations, ensuring no additional cost or burden for the City.
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 providing a dedicated pedestrian and bike
route along the east side of the site
- Eliminating one vehicular conflict point by reducing from two to one main driveway from the
existing condition
- No additional maintenance costs or reductions in the design life of City infrastructure
By balancing site-specific needs with the City’s design goals, this proposal delivers an efficient,
functional, and aesthetically pleasing solution.
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: 1181F107-9C29-4085-9D9F-BE1D68DBC7FE
SUNNY CIVILPROSPECT PLAZA DRIVEWAY SPACING VARIANCE
PROPOSED DRIVEWAY = 285 FT
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Docusign Envelope ID: 1181F107-9C29-4085-9D9F-BE1D68DBC7FE