HomeMy WebLinkAboutModification Requests - 05/08/2025
TO: The city of Fort Collins
FROM: 4401 Innovation Drive, LLC / Pickleball Ventures, LLC, d.b.a. Zero Zero Two
RE: Modification of Standard Request
To whom it may concern,
We request a modification to subsections 5.9.1(L) - Access Circulation and Parking for multiple specific
standards regarding parking stall dimensions. The plan proposes a reduction in the parking lot drive aisle
width from 24 feet to 20, and 23 feet and a reduction in the parking stall depth from 19 feet to 18 feet for the
west and east parking lots. The request is based on the lack of detriment to the public good as well as the
criteria, "nominal and inconsequential" and "physical hardship." Due to the condition of the existing west lot,
we plan to reconstruct the parking lot within the existing footprint (i.e., 18-foot stall depth and 23 ft drive
aisle width). The existing landscape islands will be replaced to meet fire access and interior landscape
standards. Parking will be removed to include a trash and recycling enclosure, EV charging stations, and
outdoor pickleball courts. The east parking lot will be resurfaced to expand the existing drive aisle from 12
feet to 20 feet. Landscape islands as well as shade trees will be installed to meet parking lot landscaping
requirements.
Regarding the lack of detriment to the public good, due to the location of the site, any inconvenience from
the reduction in drive aisle width and parking stall depth would come from those directly involved with the
private activity of the facility. Additionally, the existing west parking lot supported the previous use as a call
center, and we believe utilizing the existing footprint will adequately support the proposed use without
detriment or harm. The east parking lot is located behind the principal building and is intended for employee
parking only.
Regarding 'nominal and inconsequential,' we note that the requested 1-foot modification to the west parking
lot dimensions is a necessary adjustment due to physical constraints of the existing site and is negligible in
relation to the broader improvements planned for the site's re-use. The east parking lot is a minor portion of
the entire development plan intended for the employees of the future industrial use. Considering the scope,
intent, and proposed landscape improvements to the east parking lot, the modification is negligible to the
overall site.
Regarding 'physical hardship' due to the strict application of the standards, we note that the west parking lot
is confined to the existing site footprint. It does not allow for widening of the drive aisles or parking stalls
without compromising the required parking for the site’s re-use or disrupting the existing landscaping around
and within the lot. Similarly, due to the existing conditions of the site, the parking stalls or drive aisles in the
east parking lot are unable to be widened without significantly compromising either dimension or the
proposed perimeter landscaping.
Should you have any questions or concerns about this request, please contact me at 970-889-4700.
Neil Bellefeuille, Partner
For the players, of the players, by the players.