HomeMy WebLinkAboutFUNSHINE EARLY CHILDHOOD - FDP200009 - SUBMITTAL DOCUMENTS - ROUND 1 - VARIANCE REQUESTArchitecture | Landscape Architecture | Engineering | Interiors | Planning
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June 6, 2020
Project: 5137 S College Ave, Fort Collins, CO 80525
Attn: Dave Betley
City of Fort Collins, Engineering - Development Review
281 N. College Avenue
Fort Collins, Colorado 80524
Re: Funshine Early Childhood Center Parking Lot - Variance Request
Applicable Larimer County Urban Area Street Standards:
• LCUASS 19.3.1: “The minimum setback distance from the street curb face to the nearest
parking space in an off-street parking area must be designed in accordance with Figure 19-
6.” Figure 19-6 calls an off street parking set back of 20 feet for Local Streets with low volume
use.
Issue:
The existing parking lot was built in 1981 and is 56 feet wide and a total of 4982 sf. The west side
of the parking lot is a foot from the property line and the east side of the parking lot is 7’-3”
from the closest point of the existing building. The south side of the parking lot is 15’-3” from the
south property line, with (6) 60 degree standard parking spaces and allowing for a drive aisle
at the north end of the lot. With the current layout and site constraints the west side of the
parking lot is setback 15’-6” from the street curb and the south side of the parking lot is
setback 19’-2” from the street curb.
Alternative Design:
The design proposes to keep the existing west parking lot setback of 15’-6” and south parking
lot setback of 19’-2”.
Comparing to Standard:
The standard requires a 20’ setback from curb to off street parking. Keeping the existing
setbacks as they are will not have an impact on the City’s capital and maintenance costs and
will have minimal impact overall.
Justification:
The existing parking lot has limited area in which to move, as the parking lot width is already
smaller than LUC standards. There would be considerable rework and cost associated with the
rework to provide the 20’-0” setback on the west and south side. The south side is currently 10”
from complying with the standard. The variance requested in this letter will not be detrimental
to public health, safety, or welfare and will not cause additional maintenance costs.
2
Architecture + Landscape Architecture + Engineering + Interiors
www.clarkenersen.com
1010 Lincoln Mall, Suite 200 Lincoln, Nebraska • Kansas City, Missouri
Lincoln, NE 68508-2883 402 477.9291 Fax 402 477.6542 Fairway, Kansas • Portland, Oregon
Upholding the existing setbacks are not expected to reduce the design life of the new
improvements.
Please let me know if you need additional information.
Best,
Kate Penning, AIA, NCARB
kate.penning@clarkenersen.com
Cc: Steven Shallenberg, Applicant