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HomeMy WebLinkAboutMOUNTAIN RIDGE FARM PUD THIRD - Filed GC-GENERAL CORRESPONDENCE - 2005-04-25Mr. Cam McNair August 9, 2000 City Engineer City of Fort Collins 241 N. College Fort Collins, Colorado 80522 Re: Request for Variance Horizontal Design of Seneca Street and Troutman Parkway as Collector Streets in Mountain Ridge Farm P.U.D. 3'd Filing Dear Cam, Under Section 1.02.03.03 on Page 7 of the "Design and Construction Criteria, Standards and Specifications for Streets, Sidewalks, Alleys and Other Public Ways — City of fort Collins, dated July, 1996, the minimum allowable centerline radii for horizontal curves are to be as designated in Table 2 of that manual. Table 2 indicates a minimum centerline radius for a collector street with a design speed of 40 miles per hour to be 610 feet. On our design for both of the referenced streets in the Mountain Ridge Farm P.U.D., we have reaches of both streets with a centerline radius of less than 610 feet. If there were not extenuating circumstances in the manner of existing conditions for the referenced street design, this office would have conformed in our design to the recommended minimum radius. However, in the case of these two streets in Mountain Ridge Farm P.U.D., our ability to do so is significantly hampered — as follows: SENECA STREET A 600 foot centerline radius is shown on the plans at the extreme north end of the reach of Seneca Street adjacent to Mountain Ridge Farm P.U.D. 3 d and 41" Filings. The other two horizontal curves in the reach from the Troutman Parkway north to Westfield Park P.U.D. do have a radius of 610 feet. The right of way for Seneca Street was established years ago when the right of way was deeded to the City of Fort Collins, and our design matches the existing City owned right of way. A twelve (12) inch water line was constructed in this alignment to serve the schools fronting on Seneca Street south of Mountain Ridge Farm. The water line parallels the centerline of the granted right of way. The horizontal design matches at the north end of Mountain Ridge Farm P.U.D. to the centerline radius for Seneca on the approved Westfield Park P.U.D. plat and construction drawings. The reach of street with a radius of 600 feet is only 14.37 feet long. Mr. Mark McCallum Page 4 November 16, 2000 Dennis Donovan will be delivering this letter and consulting with you on an individual basis If you need my assistance in any manner, please do not hesitate to call me. gss Sincerely, Bill Wyatt A15o ConcQ Z7`b - C,'17 by ffef 1-1 rent e7t` These factors should allow for a variance for the Seneca Street design criteria, which this office is hereby requesting on behalf of the affected property owners. o� TROUTMAN PARKWAY L�� VOL'3o The centerline radius for Troutman Parkway is shown on the plans as 573.3 feet. This right of way has not previously been deeded to the City of Fort Collins. It was, however, shown as such on the approved preliminary plan for Mountain Ridge Farm. It was also shown as designed on the utility plans for Mountain Ridge; Farm 3rd Filing when the Pineview P.U.D. south of MRF was reviewed and approved. The reason that alignment and horizontal design was used is because it is based on the horizontal alignment of an easement that was obtained by the City for installation of a fifty-four (54) inch water transmission line several years ago. The centerline design criteria used in previously approved alignments and our current design parallels the existing City owned 54 inch waterline. If the centerline radius were increased to 610 feet, the existing waterline in some reaches of Troutman would end up beneath the curb and gutter in some areas and nearer the center of the street in others. The City's Water Utility does not want to relocate the existing water line in order for the street centerline to have a larger centerline radius. Accordingly, we respectfully request a variance from the criteria at Table 2 for this reach of Troutman Parkway. Respectfully submitted, Dennis L. Donovan, P.E. Land Development Services 309 W. Harmony Road Fort Collins, Colorado 80526 (970)222-0703 Mr. Cam McNair City Engineer City of Fort Collins 241 N. College Fort Collins, Colorado 80522 ATTN: Dave Stringer October 17, 2001 Re: Request for Variance Parapet "Wall at Troutman Parkway (South Side of the Street) Mountain Ridge Farm P.U.D. 3'd Filing Dear Cam and Dave, Recently, I was informed that the parapet wall on the south side of Troutman Parkway where it crosses over the Pleasant Valley and Lake Canal irrigation ditch will not accommodate a seven (7) foot wide attached sidewalk as it has been constructed. I went to see for myself, and verified that something was wrong. I asked Intermill Land Survey, the land surveyor that prepared the plat and provided the design drafting for the Mountain Ridge Farm PUD 3`d Filing to field survey the improvements as constructed. A drawing of the surveyed improvements is attached as "BRIDGE EXHIBIT MAP — Existing Conditions" On the west end of the southerly parapet wall, the wall is 5.56 feet from the back of vertical curb and gutter, rather than 7.0 feet as called for in the design. A horizontal curve begins near that point and curves (deflects) southerly, so that the separation between the back of walk and the wall gradually diminishes to 44.26 feet at the east end of the parapet wall. The separation of the back of curb to face of the northerly parapet wall is within reasonable tolerances (0.2 feet), so the length of the concrete box culvert is not long enough as shown on the construction plans and as constructed in the field. Unfortunately, the apparent error was not identified by all of us who had a chance to review the planned improvements — nor by those in the field hired to have the improvements constructed. I would like to propose that Solution "A" as attached be considered as a variance from the standard requirements. That proposed solution is to remove the easterly portion of the parapet wall and replace it at a minimum of 5.1 feet from the back of curb. That width matches the five (5) foot sidewalk width approaching the "bridge" crossing from the east (i.e. the plans show a transition from the proposed seven foot wide attached sidewalk to a five foot walk east of the crossing). That would allow a minimum five foot separation for pedestrian traffic. Bicycle lanes are provided on the 50 foot wide paved street section. With the seven foot sidewalk on the north side, a five foot minimum sidewalk on the south side, and bicycle lanes on both sides in the street itself, the non -vehicular traffic needs should be adequately accommodated. Not an excuse for not meeting the desired standards, but this crossing would be far superior to the existing conditions over the PV&LC ditch at Wake Robin Drive. Wake Robin is another collector street 1,000 or so feet south of Troutman Parkway which has been used extensively by pedestrian and bicycle traffic to a high degree associated the elementary and Junior High schools on Seneca Drive. The irrigation ditch is the same, but Wake Robin Drive has no identified bicycle lanes. The box culvert crossing has only a headwall on each end with no parapet walls, and a four (4) foot sidewalk as a part of a drive over curb, gutter and sidewalk section butting up to the headwalls. My apology for the part I played in the variance from the desired improvements. Please let me know if the applied for variance is acceptable, so that I can work with the field people to ensure proper construction of the modification. Respectfully submitted, Dennis L. Donovan, P.E. Land Development Services P.O. Box 5050 Greeley, Colorado 80634 (970) 222-0703 EXISTING CONDITIONS BRIDGE EXHIBIT MAP TROUTMAN PARKWAY DITCH CROSSING AT MOUNTAIN RIDGE FARM 3RD FILING R/W 6.80' 6.80' .. , . R/W 2.5 Curb and Gutter'— TROUTMAN PARKWAY m — CL — — — —PC = = C - - SL Q0 ?) 0 ^ — CL _ 2.5 Curb and Gutter 5.56' R/W 0 4.26' R/W _ 0 20 40 Scale: 1" = 20' October, 2001 SOLUTION 'A' BRIDGE EXHIBIT MAP TROUTMAN PARKWAY DITCH CROSSING AT MOUNTAIN RIDGE FARM 3RD FILING — R/W 6.80' BCC -- 2.5 Curb and Guttf TROUTMAN PARKWAY —CL — — Gutter Existing Sidewalk Z6�8'�R/WGSL _- N n C �CL� • .5,56'�` ^^^ a.23,,^,*�i k!=^ 07 R/W TRANSITION SIDEWALK FROM 7' TO 5.56' AT 1:1 SLOPE RE —CONSTRUCT PARAPET WALL AT THE BEGINNING OF TAPER TO EAST END OF WALL TO MAINTAIN 5,07' OF SEPERATION BETWEEN PARAPET WALL AND BACK OF CURB. TRANSITION SIDEWALK FROM ATTACHED 5.07' TO DETACHED 5' SIDEWALK (60' RADIUS) 0 20 40 Scale: 1" = 20' October, 2001 WYATT, BILL WYATT JAMES A. MARTELL L ALLEN WEAVER TODD W. ROGERS HAND DELIVER MARTELL, WEAVER & ROGERS LLc ATTORNEYS AT LAW 222 WEST MAGNOLIA STREET FORT COLLINS. COLORADO 80521-2999 November 16, 2000 Mr. Mark McCallum, Civil Engineer City of Fort Collins 281 North College Avenue Fort Collins, CO 80524 TELEPHONE (970) 484-1112 FAX (970) 484-1170 RE: DEVELOPMENT AGREEMENT — MOUNTAIN RIDGE FARM P.U.D. 3RD FILING Dear Mark: This letter is written in the company of Mr. Dennis Donovan and in review of the proposed Development Agreement above -referenced with cross reference to the utility plans. We would request consideration of the following areas in the final draft of the Development Agreement. My comments will be directed specifically to sections of the draft provided by your office and I will attempt to minimize repetition. 1. General Conditions. Section D. This section refers to an Exhibit "A". We did not receive this exhibit with the draft agreement. We presume it sets forth scheduling deadlines that need to be reviewed. Please provide Dennis Donovan and me with a copy of this proposed exhibit. Section/ This section is not relevant to the subject development and should be deleted. Section J. Dennis Donovan is preparing the cost participation and when completed he will review these figures with you. Upon acceptance, we will prepare Exhibit "B" to be attached to this agreement. Mr. Mark McCallum Page 2 November 16, 2000 II. Special Conditions. A. Water Lines. The two sample paragraphs shown in the draft should be deleted. A paragraph should be in the agreement providing that the City of Fort Collins Parks and Recreation Department, under the terms of a separate agreement, will participate with the developer in the relocation cost of the 12-inch water line located in Seneca Street, the cost allocation to be based on the front footage on Seneca Street in the ratio that the City's park relates to the other property owners adjacent to Seneca Street in the area where the water line is being relocated. The parties acknowledge that there will be additional costs relative to the 12-inch water line located in Troutman Parkway. The participation in this line shall be based on front footage of those owners adjacent to the affected street area and will be documented in a separate agreement. B. Sewer Lines. A sewer line is designed to service Sail Crest Court that will end at a manhole on the west end of the street before it connects with Seneca Street. To service the City of Fort Collins park to the west of Seneca Street, the sewer line will be extended from the manhole on Sail Crest Court to a manhole west of Seneca Street. The cost of this extension is for the sole propose of serving the City park and is to be paid by the City of Fort Collins Parks and Recreation Department and should be memorialized in a separate agreement. C. Storm Drainage Lines and Appurtenances. The Developer would like for the agreement to recognize that this 3rd filing will be developed in three phases as shown on the cover sheet of the Final Utility Plans. The developer further requests that the agreement provide that the developer shall be entitled to receive up to ten building permits for the construction of single-family residences prior to the completion of the storm drainage facilities within the limits of Phase 1. The developer further requests that Lot 51, Block 3 be permit ready upon the completion of Phase 2. The developer further requests that it be permitted to obtain nine residential building permits in Phase 3 prior to the completion of the storm drainage facilities associated with Phase 3. Mr. Mark McCallum Page 3 November 16, 2000 In reference to paragraph 4 of this section, the developer acknowledges that there will be special swell construction requirements at the rear of Lots 12 through 16 in Block 1. Language should be developed to address this issue. In reference to subparagraph 4.b. concerning notice with the Larimer County Clerk and Recorder describing the landscaping and fencing restrictions, the developer will include these restrictions in its amendment to the Declaration filed pursuant to the Colorado Common Interest Ownership Act. This is the typical way that such restrictions are dealt with and is consistent with other filings and with CIOA. This amendment that brings the 3rd filling under the Declaration will specifically state in bold print that the fencing and landscaping will not obstruct the drainage flow in Lots 12 through 16, Block 1. You may wish to provide in the Development Agreement that language to this effect will appear in the Declaration for this development. We would suggest that paragraph 5.a. be modified to provide that the person, not necessarily the developer, be responsible for providing the City with the certification that the lot has been graded correctly. It appears that language could be placed in the Development Agreement that the person receiving the certificate of occupancy provide this certification prior to the issuance of the certificate of occupancy and that the responsibility for providing the certificate be a burden placed on the person issued the building permit. D. Streets. Paragraph 1 should provide that the street oversizing reimbursement will apply to Seneca Street and Troutman Parkway. Both Seneca and Troutman are minor collector streets. The design calls for a seven -foot sidewalk on Troutman Parkway and a six-foot sidewalk adjacent to the City park on Seneca Street. The City oversizing should address reimbursement for the difference in cost between the six and seven -foot sidewalks and the normal four -foot sidewalk. There will be constructed a four -foot box culvert under Seneca Street, with wing walls to the; east and west, the cost of which will be participated in by the developer and the City of Fort Collins Park and Recreation Department on a 50-50 basis after deduction of the City oversizing reimbursement.