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HomeMy WebLinkAboutYOUNGS CREEK - Filed GC-GENERAL CORRESPONDENCE - 2004-09-07 (2)MEMORANDUM DATE: 6/2/3 A`hTN: Roger Buffington/Water/Wastewater FROM: Susan Joy/Development Review Engineer SUBJ: REQUFST TO REDUCE A UTILITY EASEMENT TO 9' Attached for your review and comment is a sketch showing the Young's Creek PDP located at the Southeast corner of Prospect and Shields off Hobbit Street. This project is proposing an 9' utility easement from the back of sidewalk to Building 3. A local street requires a 10' utility easement measured from the back of sidewalk. The reduction is being requested in order to meet the city's sidewalk requirement along Hobbit Street while providing approximately 9' to place the utilities. Attached is a copy of the variance request from Sear Brown Engineering (#5) and a vicinity map of the site. Please sign and return any comments to Susan Joy in the Development Review Center by Monday, June 16, 2003. If we do not hear from you by this date, we will assume you have no objections to the proposed overlap. Please call Susan at 221-6750 if you have any questions. Thank you. No Problems aKgy P�vveb�b ��cT�-�Z - f�,, ©nS Problems/Concerns as follows:W� Transportation Services — Engineering Department 281 North College Avenue — Y.O. Box 590 — Port Collins, CO 80522-0580 — (970) 221-6750 Young's Creek PDP Young's Creek PDP Vicinity Map 06/02/03 N W E S ID BY 7LIE I-..-.-..i . _ ._.- _- ..., l ALL DS.";"' 'LANDMARK APARTMENTS I IAIN, rj L Log 1 1, 0013 9 \ / r 501 I II a_w B •CMI, _ I L�/ CIJc 2 {dll y m ;Darr i oo 4� LF. 8"/'DIP wA ISEAR•BROW_ N 209 South Meldrum Fort Collins, Colorado 80521 (970)482-5922 FAX (970) 482-6368 April 14, 2003 Susan Joy Engineering City of Fort Collins 281 N. College Fort Collins. CO 80524 RE: Young's Creek Subdivision Variance Request Dear Susan: I am writing on behalf of our client, Grace/Cynkar, LLC, to request variance from the Larimer County Urban Area Street Standards (LCUASS) for design elements of the Young's Creek Subdivision site: 1) Minimum tangent length: Part 7.4.1.A.2 of the standards requires minimum tangent lengths between curves. The street in question is the proposed Hobbit Street extension into this site, which is a local residential street. The minimum tangent length required by the standards for this street is 50 feet. I am requesting that this requirement for minimum tangent lengths between horizontal curves be waived for the horizontal alignments on Hobbit Street at the area of connection of the proposed new street to the existing street. The proposed centerline alignment includes a tangent of approximately 10 feet joining two 240-foot radius curves, and the right and left flowlines include 39-foot tangents. The reason for this alignment is due to the narrowing of the street and consideration for a future street near the currently proposed street extension. Following are some supporting arguments for this variance request: a) the design speed for this street is 25 mph; b) the location of the horizontal flowline curves is within the transition from the existing 36-foot street to the proposed 30-foot width, and the varied curves are necessary to accommodate the transition; c) the proposed horizontal alignment provides for safe and smooth passage of vehicles at the design speed; d) the proposed horizontal alignment presents no limitation for future intersection west of proposed extension; e) the proposed horizontal alignment presents no additional maintenance requirements or costs. 2) Vertical curve lengths: Part 7.4.1.B.3.a of the standards requires minimum K-values for vertical curves for centerlines and flowlines for crest curves. for centerlines on sag curves, and requires no vertical sag curves in flowlines. The minimum K-values for crest and sag curves for the street in question, proposed Hobbit Street extension into this site; are 45 and 30, respectively. I am requesting that this requirement for minimum K- values of vertical curves be waived for this street, and that vertical sag curves be allowed for flowlines. The K-values for crest curves as proposed are 32 and 34, 33 and 37, 43 and 32 for right flowline. The K-values for the sag curves as proposed are 28 for the left flowline, 30 for centerline. and 26 for right flowline: a) the vertical alignments as proposed are necessary to provide for a low point in the street near the box culvert for storm events in excess of the 100-year design storm event: Page 1 of 3 L\JOBS\1005001\dogs\variance request 4-14-03.doc b) the minimum vertical curve lengths as designed conform to the standards, indicating that the relationship of the length of the curves to the made difference through the curve at the design speed provides for safe vehicle passage, c) the proposed horizontal alignment presents no additional maintenance requirements or costs. 3) Driveway access: Part 9.4.2 of the standards requires that driveway entrance ankles be 90' plus or minus 100 for a minimum of 25 feet measured perpendicular to the centerline of the street from the curb. The proposed private drive is horizontally aligned at an angle of about 45°, and as such does not conform with the standard. The proposed alignment does provide a safe and effective access because: a) the drive access is located at the 90' intersection of Hobbit Street and Grace Court, which provides ample sight distance in both directions for vehicles entering the street, and therefore provides a safe access condition; b) the Poudre Fire arnhority requested that this access be aligned with Hobbit for easy access by fire -fighting equipment; c) the drive access will not utilize a curb cut but rather will exit the street over a roll-over curb and gutter, which will slow traffic through the entrance. 4) Bulb-out/Widening: Part 7.6.3 requires that, for streets less than 36 feet wide, turns with centerline radii less than required by Table 7-3, said turns shall be widened to an additional 8 feet, as specified in Standard Drawing 7-26. Hobbit Street and Grace Court are both 30 feet wide, and the centerline radius is 39 feet at the 90' intersection of these streets. The proposed widening to additional 6 feet at this turn is less than the required 38 feet, but is adequate because: a) if this turn were widened to the 8 feet required by the standard, the minimum setback to Building 3 would be violated, and would effectively eliminate this building from the site plan, causing extreme hardship; b) widening to a total width of 36 feet at this intersection provides adequate space for large vehicle turns, consistent with the intent of the standard. 5) Attached sidewalk in utility easement: Part 7.7.6.A requires that a minimum 4.5 foot sidewalk for local residential streets be set back 6 feet from street flowdine and that there shall be a minimum 9 foot utility easement behind the walk. The proposed horizontal alignment in the vicinity of the widened segment of the street at the intersection of Hobbit Street and Grace Court includes an attached 5 foot sidewalk which extends approximately 2 feet into the utility easement at the northwest side of the street. We propose that this horizontal alignment is necessary and is adequate to accommodate the intent of the standard because: a) Strict adherence to the standard will effectively eliminate Building 3 from the site plan by violating the minimum setback from the ROW, causing extreme hardship; b) No parking will be allowed in this area, so the rollover type curb and gutter in the vicinity of the 5 foot attached walk effectively provides one additional foot to the width to the walk; c) There were no objections from utility providers at a utility coordination meeting discussing this sidewalk in the utility easement; d) This condition is only for a limited distance; e) The proposed alignment provides safe and effective pedestrian access. 6) Cul-de-sac length: Part 7.6.1.E requires a maximum cul-de-sac length of 660 feet. The proposed site plan includes a cul-de-sac with a length of approximately 1000 feet, as measured from Shields Street. We propose that this layout is adequate to meet the intent of the standards because: a) The feasibility of connection of through -street to north or east has been examined exhaustively and has been determined to be infeasible; b) a new street is anticipated to be constructed in the future near the western boundary of this project which will provide greater circulation and alternative access means, effectively reducing the cul-de-sac length to approximately 540 feet; c) all of the proposed buildings within the proposed project will be equipped with fire protection sprinkler systems to provide additional interim fire protection; L:AJOBS,100�001AdoesAvariance request 4-14-03.doc Page 2 of 3 d) the Poudre Fire Authority concurs that, with these criteria, adequate fire protection will be achieved. 7) Cul-de-sac radius: Pan: 7.6.1.1) requires a minimum cul-de-sac radius of 50 feet. The radius of the proposed cul-de-sac is 40 feet from center to flowline. We propose that variance to this standard be granted because: a) Strict adherence to the 50 foot standard is not possible due to site restrictions: b) the intent of the 50 foot radius standard is to provide adequate turning movement primarily for fire protection equipment. The Fire Authority has agreed that this 40 foot radius will provide adequate turning space, as long as no parking is allowed in this area; c) no parking will be allowed in this area. The proposed Young's Creek Subdivision is located at the end of a local residential street. Given the character of the proposed development, it is preferable to slow vehicle traffic as much as possible. The elements included in this variance request serve to slow traffic, provide adequate emergency access, and provides all required elements of stormwater management; while at the same time providing safe and effective access for residents as motorists and pedestrians. The proposed design (as varied) provides a practical solution to street access, and variance from the standards will not be detrimental to public health, safeth or welfare, and will not obligate the City of Fort Collins to additional maintenance costs. Thank you for your careful consideration of this request, and please call me of you have any questions. Yours truly, Michael T. Carr Project Manager L:AJODS', 1005001Adocs\variance request4-14-03.doc Pa,,e 3 of i MEMORANDUM City of Fort Collins DATE: 6/2/3 0 ATTN: Bruce-V"del/Light and Power FROM: Susan Joy/Development Review Engineer SUBJ: REQUEST TO REDUCE A UTILITY EASEMENT TO 9' Attached for your review and comment is a sketch showing the Young's Creek PDP located at the Southeast corner of Prospect and Shields off Hobbit Street. This project is proposing an 9' utility easement from the back of sidewalk to Building 3. A local street requires a 10' utility easement measured from the back of sidewalk. The reduction is being requested in order to meet the city's sidewalk requirement along Hobbit Street while providing approximately 9' to place the utilities. Attached is a copy of the variance request from Sear Brown Engineering (#5) and a vicinity map of the site. Please sign and return any comments to Susan Joy in the Development Review Center by Monday, June 16, 2003. If we do not hear from you by this date, we will assume you have no objections to the proposed overlap. Please call Susan at 221-6750 if you have any questions. Thank you. No Problems Problems/Concerns as follows: Transportation Services — Engineering Department 281 North Coll"-, Avenue — P.O. Box 580 — Port Collins, CO 80522-0580 — (970) 221-6750 MEMORANDUM DATE: 6/2/3 ATTN FROM SUBJ Jim De Wilde/Excel Susan Joy/Development Review Engineer REQUEST TO REDUCE A UTILITY EASEMENT TO 9' Attached for your review and comment is a sketch showing the Young's Creek PDP located at the Southeast corner of Prospect and Shields off Hobbit Street. This project is proposing an 9' utility easement from the back of sidewalk to Building 3. A local street requires a 10' utility easement measured from the back of sidewalk. The reduction is being requested in order to meet the city's sidewalk requirement along Hobbit Street while providing approximately 9' to place the utilities. Attached is a copy of the variance request from Sear Brown Engineering (#5) and a vicinity map of the site. Please sign and return any comments to Susan Joy in the Development Review Center by Monday, June 16, 2003. If we do not hear from you by this date, we will assume you have no objections to the proposed overlap. Please call Susan at 221-6750 if you have any questions. Thank you. ✓No Problems Problems/Concerns as follows: Transportation Services -- Engineering Department 281 Noah College Avenue — P.O. Box 580 — Fort Collins, CO 80522-0580 — (970) 221-6750 MEMORANDUM DATE: 6/2/3 ATTN: Dennis Greenwalt/AT&T FROM: Susan Joy/Development Review Engineer SUBJ: REQUEST TO REDUCE A UTILITY EASEMENT TO 9' Attached for your review and comment is a sketch showing the Young's Creek PDP located at the Southeast comer of Prospect and Shields off Hobbit Street. This project is proposing an 9' utility easement from the back of sidewalk to Building 3. A local street requires a 10' utility easement measured from the back of sidewalk The reduction is being requested in order to meet the city's sidewalk requirement along Hobbit Street while providing approximately 9' to place the utilities. Attached is a copy of the variance request from Sear Brown Eneineerin�-, (7�) and a vicinity map of the site. Please sign and return any comments to Susan Joy in the Development Review Center by Monday, June l6, 2003. If we do not hear from you by this date, we Will assume you have no objections to the proposed overlap. Please call Susan at 221-6750 if you have any questions. Thank you. YNo Problems Problems,'Concerns as follows: Transportation Services — Engineering Department 2H 1 North Collc2c Avenue — P.O. Box �80 — port Collins, CO 80522-(MO -- (9-M 22 1-0-�O