HomeMy WebLinkAboutMAX FLATS - Filed GC-GENERAL CORRESPONDENCE - 2014-07-17NORTHERN
ENGINEERING
ADDRESS: PHONE:970.221.4158 WEBSITE:
200 S. College Ave. Suite 10 www.northernengineering.com
Fort Collins, CO 80524 FAX: 970.221.4159
Administrative Engineering Variance Request Letter
Date: December 12, 2012
Project: MAX Flats
Fort Collins, Colorado
Attn: Mrs. Sheri Langenberger
Engineering Development Review Manager
City of Fort Collins
281 North College Avenue
Fort Collins, Colorado 80524
Dear Mrs. Langenberger:
Project No. 860-001
Public safety and convenience, maintaining public use, and optimizing the use of limited physical capacity
of right-of-way are among the objectives of the Larimer County Urban Area Street Standards (LCUASS) —
Repealed and Reenacted April 1, 2007. It is with those considerations in mind that this variance request
letter has been prepared. This letter is provided pursuant to Section 1.9.4 of LCUASS to document a
proposed site condition that does not comply with the current standards.
The criterion in question is the minimum setback distance from the street curb face to the nearest parking
space of an off-street parking area. The traffic volume for the subject parking lot is 397 total vehicle trips
per day according to the 11.18.12 Transportation Impact Memorandum by ELB Engineering. Mason
Street is designated as a 2-Lane Arterial along the subject property. Therefore, LCUASS Section 19.3.1
and Figure 19-6 dictate a minimum off-street parking setback distance of 75'.
The proposed distance between the flowline/curb face of Mason Street and the first parking stall is
approximately 24'. This setback distance is commensurate with numerous examples in the Old Town
area. Among such instances are: the Maple Street access at the City's Development Review Center (281
N. College Ave.), the Laporte Avenue access at the City's Downtown Transit Center, the Mason Street
access at the City Administration Building (200 W. Mountain Ave.), the DDA's parking lot on Mason Street
just east of the Larimer County Administration Building, and the Taco Bell at College Avenue and Prospect
Road. Reduced parking setbacks are not at all uncommon in a developed urban condition. Drivers,
cyclists, and pedestrians who frequent this area are quite accustomed to these conditions.
Additionally, while Mason Street is classified as a 2-Lane arterial, it has a posted speed limit of 25 mph.
This lower speed is more akin to a local road or collector street. Furthermore, the parking lot is primarily
for residential uses, and the site is located near a transit stop and is within walking and biking distance to
many destinations. This means that the subject parking stalls are expected to have very low turnover. The
driveway in question is a right -in / right -out access point, physically restricted by the barrier curbs along
the railroad tracks. On -street parking along the Mason Street frontage will also be prohibited due to the
presence of the MAX BRT station and proposed fire lane.
Page 1 of 2
l • •
NORTHERN
ENGINEERING
MAX Flats I Variance Request 1 12.12.12
All of that being said, it remains critical to maintain adequate sight distance. A vehicle leaving the
parking space or a vehicle entering the lot should be able to clearly see each other. Likewise, pedestrians
using the Mason Street sidewalk must safely be able to see, and be seen by, vehicles entering and exiting
the parking lot. The LCUASS sight distance requirements outlined on Figure 7-16 have been checked, and
the proposed design has been found to be compliant. Even though this is not a parking structure, the
recommendations for clear sight lines for pedestrian safety illustrated in Figure 16.5 of Division 3.10 of the
Fort Collins Land Use Code have been incorporated into the project's design.
The proposed 24' parking setback at MAX Flats is consistent with many other parking lots in the area. The
requested variance is not expected to be detrimental to public health, safety or welfare. This variance will
not reduce the design life of any public improvements or significantly increase future City maintenance
costs.
Please feel free to contact me if you have any questions.
Sincerely,
Nicholas W. Haws, PE, LEED AP
Page 2 of 2
Andrew S. Ginaerich
From: Sheri Langenberger
Sent: Wednesday, January 02, 2013 3:42 PM
To: Mark Taylor; Aaron Iverson; Amy Lewin; Courtney Levingston; Clark Mapes; Andrew S.
Gingerich; Darren Moritz; Dean Klingner; Emma McArdle; Erika Keeton; Joe Olson; John
Von Nieda; Robert Mosbey; Sheri Langenberger; Sherry Albertson -Clark; Seth Lorson;
Ted Shepard; Tracy Dyer; Tyler Siegmund; Tom Knostman; Ward Stanford; Whitney
Achter; Jason Holland; Brian Campbell; Jim Lynxwiler; Karen Cumbo; Larry Schneider;
Lindsay Ex; Laurie Kadrich; Lisa Olson; Marc Virata; Mark Jackson; Matt Baker; Molly
North; Randy Hensley; Rick Richter; Ron Gonzales
Subject: trans coord 1/3/13
Here's the agenda for tomorrow so far. Let me know if there are any additional items.
AGENDA
Transportation Coordination Meeting - January 3, 2013 �L1�
10:30 A.M. to 12:00 P.M.
LOCATION Conference Room A 281 N. College
10:30 am Discuss row acquisitions along College Ave to approach this. If not identified as a future CIP or
within the URA boundary should we be asking for ad tonal row? -Sheri
10:50 amMaxFlats —Andrew / M
• 2 story balconies hanging into right of way,
• Storm Sewer line construction underneath MAX/BRT Bus Station,
• Fire Lane and Loading Zone proposed along Mason curb and gutter along project frontage,
• Parking setback requirement in parking lot from Ma on Street.
11:30 am District at Campus West —Casing for the private water li a crossing the street. With the buildings so close
to the row line if the line in the casing ever broke the line could not a removed without the street being cut and the
casing and the line removed. Stormline cover issue. — Marc
11:45 am Thoughts on this question regarding the next phase of Rigden Farm 6th Filing - Meritage would like to
install an underdrain system for their homes which will have basements. The sanitary sewer mains in phase 2 are not
that deep therefore they cannot run the underdrain with the sanitary sewer as in your typical detail. One suggestion
we would like to pursue with you is the ability to install underdrains about 4 to 5 feet deep behind the street curbs,
where necessary, and have internal home injector pumps pump up to the underdrain. The underdrains would tie into
planned inlets along the street. Meritage has performed a detail ground water study which indicates that in phase 2
the ground water is well below their foundation elevations so no ground water would enter into the underdrain
system. The underdrain would only capture water around the building foundations and therefore the system is more
of a safety feature and most likely will not carry much drainage. The question is would engineering allow this
underdrain behind the curbs? - Sheri
Sheri Langenberger
Development Review Manager - Engineering
City of Fort Collins
(970)221-6573
ir= GROUP
Wdsca xctritea" I planning I ikust -Aw
February 20, 2013
Administrative Hearing Officer
c/o City of Fort Collins
Current Planning Department
281 North College Ave.
Fort Collins, CO 80524
Re: MAX Flats Project Development Plan
Please accept this request for a Modification of Standards to Section 3.2.2(J) of the Land Use
Code.
Background
The MAX Flats PDP is located at 203 West Mulberry. The .70-acre lot is currently being used as
a small auto dealership. The site will be redeveloped into an L-shaped building to be oriented to
the corner of Mulberry and Mason Streets. The mixed use building will be 5 stories in height, with
64 dwelling units and approximately 1,500 sq. ft. of retail space propsed on the ground floor.
Overall net density of the project is 91.4 dwelling units per acre. The project will provide 64 off-
street spaces, located at the rear of the building and partially tucked under a parking structure.
The site is in the C-C zoning district as well as within the TOD Overlay district. The Mulberry
Station for the MAX BRT stop is located on the east side of the building.
This modification requested is in accordance with the review procedures set forth in Section
2.8.2(H) of the Land Use Code as follows:
Modification to section 3.2.201
Code Language: Section 3.2.2(J) Setbacks. Any vehicular use area containing six (6) or more
parking spaces or one thousand eight hundred (1,800) or more square feet shall be set back from
the street right-of-way and the side and rear yard lot line (except a lot line between buildings or
uses with collective parking) consistent with the provisions of this Section, according
to the following table:
Minimum average of
Minimum width of setback
entire landscaped setback
at any point (feet)
area(feet)
Along an arterial
street
15
5
Along a
nonarterial street
1
5
Along a lot line
5
5
444 Mountain Ave. m- 970.532.5891
Be&vLd,C080513 I wee TBGroup.us
Requested Modification: The property is in the TOD Overlay zone district, which does not require
parking for the residential units. The MAX Flats project is providing 64 off-street parking spaces.
27 are standard (9' x 19) spaces and 37 are compact (8' x 15') spaces. Due to unique challenges
with the 100' wide site, there is scarcely sufficient room for the required drive aisle widths, parking
stall depths and the parking structure. Because of these factors, the landscape area along the
west property line ranges from 3.6' to 4.7' wide, with an everage of 4.15 feet.
Given the above, we respectfully request that the MAX Flats PDP project be allowed to have an
average setback of 4.15 feet instead of 5 feet along the west property line.
Justification
We feel that the granting of this modification of standards would not be detrimental to the public
good, and the plan as submitted will not diverge from the standards of the Land Use Code that
are authorized by this Division to be modified except in a nominal, inconsequential way when
considered from the perspective of the entire development plan, and will continue to advance the
purposes of the Land Use Code as contained in Section 1.2.2 for the following reasons:
• The intent of the required 5' vehicular use area setback is to provide sufficient space for
visual screening and to enhance the appearance of the vehicle use area, The 4.7 feet of
landscape area, in combination with a 6' privacy fence, will provide a softened edge of
landscape interior to the pakring area while mitigating the visual impact to the property to
the west.
• The modification is minor, when considered from the perspective of the entire
development plan, which is in compliance with all applicable building design standards in
terms of enhanced architecture, building articulation and quality materials.
• The width of the landscape area in the proposed alternative plan is short, on average, by
8/10ths of a foot.
• The parking plan as modified permits a development plan that accommodates off-street
parking. While not required, the off-street spaces provided help reduce on -street parking
demand, thus providing a benefit to the surrounding neighborhood.
• We feel that the proposed alternative plan ensures sensitivity to the surrounding
neighborhood by building an attractive, desirable product that the community can be proud
of. Although not strictly a criteria for justification, the consruction of the project would be a
benefit to the neighborhood. The resulting project enhances the established character of
the neighborhood with an intensity of use that is consistent with the purpose statement of
the C-C zone district which "provides a combination of retail, offices, services, cultural
facilities, civic uses and higher density housing. Multi -story buildings are encouraged to
provide a mix of residential and nonresidential uses. Offices and dwellings are encouraged
to locate above ground -floor retail and services."
We look forward to working with you during this process and will be happy to answer any
questions you may have.
MAX F1atsPDP Parking Setback Modification of Standards
2-20-13
NORTHERN
ENGINEERING
ADDRESS: PHONE:970.221.4158 WEBSITE:
200 S. College Ave. Suite 10
Fort Collins, CO 80524 FAX: 970.221.4159 www.northernengineering.com
Administrative Engineering Variance Request Letter
Date: April 24, 2013
Project: MAX Flats
Fort Collins, Colorado
Attn: Mrs. Sheri Langenberger
Engineering Development Review Manager
City of Fort Collins
281 North College Avenue
Fort Collins, Colorado 80524
Dear Mrs. Langenberger:
Project No. 860-001
Public safety and convenience, maintaining public use, and optimizing the use of limited physical capacity
of right-of-way are among the objectives of the Larimer County Urban Area Street Standards (LCUASS) —
Repealed and Reenacted April 1, 2007. It is with those considerations in mind that this variance request
letter has been prepared. This letter is provided pursuant to Section 1.9.4 of LCUASS to document a
proposed site condition that does not comply with the current standards.
The criterion in question is the minimum setback distance from the street curb face to the nearest parking
space of an off-street parking area. The traffic volume for the subject parking lot is 397 total vehicle trips
per day according to the 11.18.12 Transportation Impact Memorandum by ELB Engineering. Mason
Street is designated as a 2-Lane Arterial along the subject property. Therefore, LCUASS Section 19.3.1
and Figure 19-6 dictate a minimum off-street parking setback distance of 75'.
The proposed distance between the flowline/curb face of Mason Street and the first parking stall is
approximately 34'. This setback distance is commensurate with numerous examples in the Old Town
area. Among such instances are: the Maple Street access at the City's Development Review Center (281
N. College Ave.), the Laporte Avenue access at the City's Downtown Transit Center, the Mason Street
access at the City Administration Building (200 W. Mountain Ave.), the DDA's parking lot on Mason Street
just east of the Larimer County Administration Building, and the Taco Bell at College Avenue and Prospect
Road. Reduced parking setbacks are not at all uncommon in a developed urban condition. Drivers,
cyclists, and pedestrians who frequent this area are quite accustomed to these conditions.
Additionally, while Mason Street is classified as a 2-Lane arterial, it has a posted speed limit of 25 mph.
This lower speed is more akin to a local road or collector street. Furthermore, the parking lot is primarily
for residential uses, and the site is located near a transit stop and is within walking and biking distance to
many destinations. This means that the subject parking stalls are expected to have very low turnover. The
driveway in question is a right -in / right -out access point, physically restricted by the barrier curbs along
the railroad tracks. On -street parking along the Mason Street frontage will also be prohibited due to the
presence of the MAX BRT station and proposed fire lane.
Page 1 of 2
MAX Flats I Variance Request 1 04.24.13
All of that being said, it remains critical to maintain adequate sight distance. A vehicle leaving the
parking space or a vehicle entering the lot should be able to clearly see each other. Likewise, pedestrians
using the Mason Street sidewalk must safely be able to see, and be seen by, vehicles entering and exiting
the parking lot. The LCUASS sight distance requirements outlined on Figure 7-16 have been checked, and
the proposed design has been found to be compliant. Even though this is not a parking structure, the
recommendations for clear sight lines for pedestrian safety illustrated in Figure 16.5 of Division 3.10 of the
Fort Collins Land Use Code have been incorporated into the project's design.
The proposed 34' parking setback at MAX Flats is consistent with many other parking lots in the area. The
requested variance is not expected to be detrimental to public health, safety or welfare. This variance will
not reduce the design life of any public improvements or significantly increase future City maintenance
costs.
Please feel free to contact me if you have any questions.
Sincerely,
Nicholas W. Haws, PE, LEED AP
Page 2 of 2
(NORTHERN
ENGINEERING
ADDRESS: PHONE:970.221.4158 WEBSITE:
200 S. College Ave. Suite 10
www.northernengineering.com
Fort Collins, CO 80524 FAX: 970.221,4159
Administrative Engineering Variance Request Letter
Date: April 24, 2013
Project: MAX Flats
Fort Collins, Colorado
Attn: Mrs. Sheri Langenberger
Engineering Development Review Manager
City of Fort Collins
281 North College Avenue
Fort Collins, Colorado 80524
Dear Mrs. Langenberger:
Project No. 860-001
Public safety and convenience, maintaining public use, and optimizing the use of limited physical capacity
of right-of-way are among the objectives of the Larimer County Urban Area Street Standards (LCUASS) —
Repealed and Reenacted April 1, 2007. It is with those considerations in mind that this variance request
letter has been prepared. This letter is provided pursuant to Section 1.9.4 of LCUASS to document a
proposed site condition that does not comply with the current standards.
The criterion in question is the minimum setback distance from the street curb face to the nearest parking
space of an off-street parking area. The traffic volume for the subject parking lot is 397 total vehicle trips
per day according to the 11.18.12 Transportation Impact Memorandum by ELB Engineering. Mason
Street is designated as a 2-Lane Arterial along the subject property. Therefore, LCUASS Section 19.3.1
and Figure 19-6 dictate a minimum off-street parking setback distance of 75'.
The proposed distance between the flowline/curb face of Mason Street and the first parking stall is
approximately 34'. This setback distance is commensurate with numerous examples in the Old Town
area. Among such instances are: the Maple Street access at the City's Development Review Center (281
N. College Ave.), the Laporte Avenue access at the City's Downtown Transit Center, the Mason Street
access at the City Administration Building (200 W. Mountain Ave.), the DDA's parking lot on Mason Street
just east of the Larimer County Administration Building, and the Taco Bell at College Avenue and Prospect
Road. Reduced parking setbacks are not at all uncommon in a developed urban condition. Drivers,
cyclists, and pedestrians who frequent this area are quite accustomed to these conditions.
Additionally, while Mason Street is classified as a 2-Lane arterial, it has a posted speed limit of 25 mph.
This lower speed is more akin to a local road or collector street. Furthermore, the parking lot is primarily
for residential uses, and the site is located near a transit stop and is within walking and biking distance to
many destinations. This means that the subject parking stalls are expected to have very low turnover. The
driveway in question is a right -in / right -out access point, physically restricted by the barrier curbs along
the railroad tracks. On -street parking along the Mason Street frontage will also be prohibited due to the
presence of the MAX BRT station and proposed fire lane.
Page 1 of 2
MAX Flats ( Variance Request 1 04.24.13
All of that being said, it remains critical to maintain adequate sight distance. A vehicle leaving the
parking space or a vehicle entering the lot should be able to clearly see each other. Likewise, pedestrians
using the Mason Street sidewalk must safely be able to see, and be seen by, vehicles entering and exiting
the parking lot. The LCUASS sight distance requirements outlined on Figure 7-16 have been checked, and
the proposed design has been found to be compliant. Even though this is not a parking structure, the
recommendations for clear sight lines for pedestrian safety illustrated in Figure 16.5 of Division 3.10 of the
Fort Collins Land Use Code have been incorporated into the project's design.
The proposed 34' parking setback at MAX Flats is consistent with many other parking lots in the area. The
requested variance is not expected to be detrimental to public health, safety or welfare. This variance will
not reduce the design life of any public improvements or significantly increase future City maintenance
costs.
Please feel free to contact me if you have any questions.
Sincerely,
Nicholas W. Haws, PE, LEED AP
Page 2 of 2