HomeMy WebLinkAboutOAKRIDGE BUSINESS PARK PUD TWENTYTHIRD OAKRIDGE DESIGN CENTER - Filed GC-GENERAL CORRESPONDENCE - 2005-05-05February 17, 1997
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Mr. Mike Herzig
City of Fort Collins
Development Review Department
P.O. Box 580
Fort Collins, Colorado 80522-0580
RE: Variance request for detached sidewalk at Oakridge Design Center
Oakridge Business Park P.U.D., 23rd Filing
Dear Mike:
Innovation Drive in the "Oakridge Business Park, P.U.D." was designed and approved under the
City Standard dated July 1986. This letter is a request for a variance for the attached sidewalk
requirement standard as referenced on detail D-2-47 of the City of Fort Collins "Design and
Construction Criteria, Standards and Specifications for Streets, Sidewalks, Alleys and Other Public
Ways", July, 1996. The detail calls for a 4.5-foot sidewalk, detached 6.5-feet from the flow line.
The proposed design shows a 5-foot attached sidewalk.
This variance is requested for the following reasons:
• City Standards require a 10-foot lateral setback from water lines. The location of the water
line in Innovation Drive would not allow the planting of street trees within the parkway and
still conform to the City Standards.
• The proposed site design is planned as a demonstration project for water conservation using
storm water runoff as an irrigation source. Turf, shrubs, and a small swale are proposed
adjacent to the sidewalk to filter and detain the runoff. The dimensions of the site will not
permit this concept with a detached sidewalk.
• Adjacent property, Baker Instruments on the south, and Invision Graphics, Simpson Sheet
Metal, and Drahota Construction across the street, was approved with attached sidewalks.
If you have any questions or require any additional information, please do not hesitate to call.
�Sincerely,
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Richard L. Aust, P.E., o°s 23915
Vice President 90 Z
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bha design, inc.
M E M O R A N D U M
date: December31, 1996
project: Oakridge Design Center
to: Sheri Wamhoff, 221-6378
from: Bruce Hendee
distribution: Steve Olt, 224-6111
subject: Sidewalk along Innovation Drive
Sheri,
On your redline comments for the Oakridge Design Center you have indicated we should provide a
detached sidewalk along Innovation Dr. Your comment is based on the new street standards. We would
prefer not to provide a detached sidewalk in this case for the following reasons:
1. Approximately 90% to 95% of the sidewalks in place along this one block section already have
sidewalks that are attached. One property at the north end of the block has a detached walk that is
detached approximately 4'. Only about 50 feet of this sidewalk is detached. All of the rest are
attached. It would be inconsistent within a one block section to change from one style to another.
There are many residential neighborhoods where the change in sidewalk setbacks is painfully
obvious by the ungainly switching of walk dimensions and setbacks. We would prefer to have a
consistent appearance on the street.
2. The walks abutting this property at Baker Instruments are attached.
3. The walk across the street at Invision Graphics was recently approved, by the City, as attached.
4. We would not be able to plant street trees in the setback area because there is water line
immediately adjacent to the curb and we are required to maintain a 10 foot lateral setback from the
water line.
5. Both BHA Design and Aqua Engineering will occupy this building. We are trying to create a site
design that can be used as a demonstration project for native plants, water conservation, and
stormwater runoff improvement. If required, a detached walk would affect our ability to accomplish
this in several ways:
We would like to provide a swale between the walk and parking area and use the turf and shrubs to
filter the runoff. We would not be able to provide the swale if the walk is detached. Runoff would
have to be redirected to the parking area and then to innovation Drive.
We would like to be able to use the runoff to provide supplemental irrigation for the plant material.
Elimination of the Swale would mean that we would have to resort to conventional irrigation as the
entire source of water.
Without the swale, we would decrease Time of Concentration for runoff and increase the amount of
runoff. There would be little opportunity for natural percolation.
t&pylq V2,to meet with you to discuss this further it desired. Since we would have to resubmit
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our plans. Thanks for your time.
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