HomeMy WebLinkAboutVariance Requests - 03/21/2025
2595 Ponderosa Road ● Franktown ● CO ● 80116
Email: rpalmer@strategicls.net
Phone: 720.384.7661
Website: http://www.strategicls.net
Friday, March 21, 2025
Attn: Brad Buckman
City Fort Collins
Planning, Development, and Transportation
281 N. College Avenue
Fort Collins, CO 80524
RE: Driveway Spacing Variance Request (302 Conifer Street Affordable Housing –
BDR240019)
On behalf of our client The Szanton Company, we are requesting a variance for driveway
spacing as shown in Larimer County Urban Street Standards (LCUASS) Table 7-3 “Corner
Clearance between driveways/alleys & street intersections.
As described in the Traffic Memorandum prepared for this project by Platinum Traffic
Engineering, the site is served by a full movement driveway from Conifer Street and a right-out
driveway to Blue Spruce Drive. The proposed driveway from Conifer Street meets the minimum
separation requirement, but the right-out driveway to Blue Spruce Drive does not meet the
minimum for a Local Commercial/Industrial road classification.
The project is located at the northeast corner of Blue Spruce Drive and Conifer Street. The site
is bounded on the north by vacant land and light industrial areas, on the south by medium/high
density residential, on the east by a drainage ditch and vacant property, and on the west by
Murphy Center for Hope. Based on the surrounding uses the road is classified as
commercial/industrial. As shown in LCUASS Table 7-3 the minimum required driveway
separation is 175-feet for the Local Commercial/Industrial classification.
The proposed right-out only access from the site to Blue Spruce Drive is located exactly 147.17
feet from Conifer Street, measured from centerline to centerline per LCUASS Figure 9-1.
Therefore, the proposed driveway is 27.83-feet short of the required minimum spacing along
Blue Spruce Drive. The driveway location has been closely coordinated with Fort Collins
Traffic Operations. Furthermore, the Traffic Memorandum prepared for this project by Platinum
Traffic Engineering, evaluated the proposed access as part of their study. The study found that
the proposed location does not pose an adverse traffic impact, nor does the proposed access raise
any significant traffic safety concerns.
Brad Buckman
Variance Request
Friday, March 21, 2025
Page 2
In summary, on behalf of our client, we are requesting a variance from (LCUASS) Table 7-3
“Corner Clearance between driveways/alleys & street intersections” to allow a right-out
driveway to Blue Spruce Drive. As described above, the proposed driveway spacing does not
adversely affect vehicular traffic, nor does it create traffic or pedestrian safety issues.
Furthermore, the proposed right out driveway location is located to best serve access from the
project.
Sincerely,
SSTTRRAATTEEGGIICC LLAANNDD SSOOLLUUTTIIOONNSS,, IINNCC.. Robert J. Palmer, PE (CO, NM, AZ, WY, MT)
President for SLS, Inc. A Colorado Corporation
Attachments: As noted above.
cc: Mr. Harsh Parikh at Santulan Architects via: harsh@santulanarch.com
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EXITING FIRE HYDRANT
302 CONIFER STREET APARTMENTS
302 CONIFER STREET FORT COLLINS, COLORADO
STRATEGIC LAND SOLUTIONS, INC.
SP-1
DRIVEWAY SPACING VARIANCE EXHIBIT
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CONIFER STREET
302 CONIFER STREET APARTMENT
BUILDING (PROPOSED)