HomeMy WebLinkAboutSUNSTONE TOWNHOMES PUD - Filed GC-GENERAL CORRESPONDENCE - 2005-07-19July 30, 1996
Project No: 1516-01-90
Ward Stanford
City of Fort Collins Engineering Department
P.O. Box 580
Ft. Collins, Colorado 80522
Re: Variance Request; Sunstone Townhomes P.U.D.; Ft. Collins, Colorado
Dear Ward,
This letter serves as our formal request for a variance from the "City of Fort Collins Design
Criteria and Standards for Streets", dated July, 1986 for the above referenced project. More
specifically, this is a request for the approval of the common driveways for the proposed
townhotes located on Gemstone Lane. The width of the common driveways exceeds the
maximum width for multi -family units as noted in the current design standards for streets. The
driveway width also exceeds 50% of the lot frontage in several instances.
The townhomes are to be constructed as 4-plex and 6-plex units. The driveways are grouped in
pairs in order to access the townhomes more effectively. The depressed portion of the drive
along Gemstone Lane typically extends across the front of two driveways. This was done as a
matter of practicality considering the location and layout of the garages for the units. The actual
driveways are typically separated by four feet (4').
* Driveway widths (variance_ requested)
Item 1.02.12-b.-(1) in Section 1.02.12 on Page 18 of the "City of Fort Collins Design Criteria
and Standards for Streets" indicates that multi -dwelling unit (3 or more units) driveways are
acceptable in a PUD if the minimum width of a drive is twenty four feet (24') when 90 degree
parking or garages are opposite each other.
The New Driveway Approach Detail with Vertical Curb and Gutter (Detail D-15) indicates a
maximum driveway width of twenty five feet (25') for multi -family residential.
The actual driveway width considers a 16individual driveway width for each unit and a four
foot (4') separation between the mair-- driveway structure. Transitioning from a depressed
curb to a full height vertical curb and then back down to a depressed section in four feet (4')
was deemed impractical and a potential nuisance to any driver entering or backing out of the
driveway. It also would not meet City standards for driveway transition widths of six feet
(6'). The total width of each driveway cut is therefore, 36' (16'+4'+16'=36').
* Driveway setback from nearest -right-of-way line _ (variance _ not requested)
The Curb -Cut Standards detail for residential lots (Detail D-9) indicates a minimum setback
of twenty feet (20') from the nearest lot corner or right-of-way line to the edge of driveway.
This detail also indicates a maximum driveway width of 25' for multi -family residential. Lot
21 has the closest driveway to the street right-of-way. This driveway is 24' from the right-of-
way line for Sunnmerstone Drive, so no variance request is made for this item.
An exhibit is attached which represents Lots 21-24, Sunstone Townhomes P.U.D. for
reference. The scale is 1"=20'.
4836 S. College, Suite 12 Ft. Collins, CO 80525 (970) 226-5334 FAX (970) 282-031 1
PAGE 2
Project No: 1516-01-96
July 29, 1996
Re: Variance Request; Sunstone Townhomes P.U.D.; Ft. Collins, Colorado
* Driveway frontage _ (variance requested)
Item 1.02.12-a.-(1) in Section 1.02.12 on Page 18 of the "City of Fort Collins Design Criteria
and Standards for Streets" does not allow a driveway width to exceed 50% of the frontage of
a lot, except in the case of a cul-de-sac or a flag lot. The driveways for the Sunstone
Townhomes are sixteen feet (16') wide. The center two (2) Lots in the 4-plex configuration
and the center four (4) units in the 6-plex configuration, have frontages of 28.1'. The
driveway to lot frontage ratio is 56.94% which slightly exceeds the 50% maximum allowable
frontage. A majority of all end units to both 4-plex and 6-plex configurations have greater
frontages resulting in driveway to frontage ratios of less than 50%.
The summary of lot frontage, drive width and drive to frontage ratio is as follows:
Lot
lot frontage
drive width
ratio
1
34.10'
16,
46.92%
2
28.10'
16'
56.94%
3
28.10'
16'
56.94%
4
36.10'
16'
44.32%
5
36.10'
16'
44.32%
6
28.10'
16'
56.94%
7
28.10'
16'
56.94%
8
28.10'
16'
56.94%
9
28.10'
16'
56.94%
10
36.10'
16'
44.32%
11
36.10'
16'
44.32%
12
28.10'
16'
56.94%
13
28.10'
16'
56.94%
14
28.10'
16'
56.94%
15
28.10'
16'
56.94%
16
36.10'
16'
44.32%
17
36.10'
16'
44.32%
18
28.10'
16,
56.94%
19
28.10'
16'
56.94%
20
31.10
16'
51.45 %
21
27.11
16'
59.02%
22
28.10'
16'
56.94%
23
28.10'
16'
56.94%
24
35.10
16'
45.58%
25
35.10
16'
45.58%
26
28.10'
16'
56.94%
27
28.10'
16'
56.94%
28
28.10'
16'
56.94%
29
28.10'
16'
56.94%
30
35.10
16'
45.58%
31
35.10
16'
45.58%
32
28.10'
16'
56.94%
33
28.10'
16'
56.94%
34
35.10
16'
45.58%
PAGE 3
Project No: 1516-01-96
July 29, 1996
Re: Variance Request; Sunstone Townhomes P.U.D.; Ft. Collins, Colorado
This variance request to approve 36' wide driveway cuts along Gemstone Lane has no potential
damaging effects on the safety and welfare of the residents of the Sunstone Townhomes P.U.D.
project, the City of Fort Collins, or the general public.
If you have any questions, please call at 226-5334.
Brian W. Shear, P.
Shear Engineering
BW S / meo
attachments
cc: Aletha Langham-Godwin; Mark Twain Homes Inc.
Eldon Ward; Cityscape
Mike Ludwig; City Planning
Mike Herzig; City Engineering
Transportation Services
Engineering Department
City of Fort Collins
Brian W. Shear, P.E.
Shear Engineering Corporation
4836 S. College Ave., Suite 12
Ft. Collins, CO. 80525
Re: Variance Request, Sunstone Townhomes P.U.D.; dated July 30, 1996
Dear Brian,
This letter serves as a formal response to your request for variance from the "City of Fort Collins
Design Criteria and Standards for Streets" manual, dated July, 1986 for the above referenced
project.
Each of the three variances: Driveway widths, Driveway setback from ROW, and Driveway
frontage have been reviewed and are acceptable based on the overall acceptance of the project
layout, as shown on the approved Site plans, by the Engineering Department management.
Therefore a variance to the stated standards is formally granted for each of the three (3) variance
requests stated above.
Ward Stanford
Civil Engineer i
a.�
281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6605
May 14, 1996
Project No: 1516-01-90
Ward Stanford
City of Fort Collins Engineering Department
P.O. Box 580
Ft. Collins, Colorado 80522
Re: Sunstone Townhomes P.U.D.; Ft. Collins, Colorado
Dear Ward,
The following represents our response to several utility plan review comments. Generally, this
response will discuss revisions made to each utility plan sheet according to the comments made
by the Engineering Department, the Stormwater Utility and Water and Sewer. A separate
response letter has also been addressed to the Stormwater Utility and is attached for your
reference.
Sheet 1 - Cover Sheet
* The General notes have been revised. The following General Note has been added:
19. The City shall not be responsible for any damage or injuries sustained in this
development as a result of groundwater seepage, whether resulting from groundwater
flooding, structural damage, or other damage unless such damage or injuries are
sustained as a result of the City's failure to properly maintain its water, wastewater and /
or storm drainage facilities in the development.
* The East-West street typical section has been revised to provide a 28' wide street in a 52'
right-of-way.
* The final plat is being revised and will be included in the plan set.
PLAT
* The plat revisions had not been completed at the time of preparation of this response. We
will forward the required number of copies of the plat immediately upon completion by
Landstar Surveying. The plat should be available this week. The plat will be incorporated
into the Final Utility Plans.
Sheet 2 - Master Utility Plan
* Individual unit water services have been replaced with a single water service for each
building.
* The stop boxes and meter vaults have been relocated behind the detached walk. The stop
box is 12" inside the easement line and the meter vault is on private property. A detail has
been added to Sheet 8 to define these locations.
* The Master Utility Plan General Notes have been revised to not polywrap with DIP water
line.
* An additional gate valve has been added near the fire hydrant at the center of the North -South
portion of Gemstone Lane.
4836 S. College, Suite 12 Ft. Collins, CO 80525 (970) 226-5334 FAX (970) 282-0311
PAGE 2
May 14, 1996
Project No: 1516-01-96
Re: Sunstone Townhomes P.U.D.; Ft. Collins, Colorado
Sheet 2 -Master Utility Plan
* Sewer service stationing has not been provided for Lots 35-41. These lots will have single
family residences which may not be situated exactly as shown. Sewer and water services are
expected to be installed at locations which are compatible to the final site plan for each lot.
* A note concerning the adjustment of existing manhole MH # 7 was not added to this sheet.
The direction for adjustment of existing manhole MH # 7 was provided on Sheet 3 with the
sanitary sewer plan and profile.
Sheet 3 - Sanitary and Storm Sewer Plan and Profile
* The Sewer Line Plan and Profile Construction notes have been revised to indicate 60"
diameter manholes.
* Water line crossings have been indicated on the profile.
* Concrete encasement of the storm sewer above the water line has been specified. This is for
the storm sewer at the East-West portion of Gemstone Lane.
* A watertight cover has been specify for proposed manhole MH A-1.
* The construction note concerning the adjustment of existing manhole MH # 7 was expanded.
Sheet 4 - Master Improvements Plan
* The valley pan in Tract C has been deleted in its entirety.
* A midblock access ramp has been added along the north side of the East-West portion of
Gemstone Lane.
Sheet 5 -Street Plan and Profile
* All positive and negative slope designations have been reviewed and made consistent with
profile design standards.
* The East-West portion of Gemstone Lane has been widened to 28' with a 52' right-of-way.
* A midblock access ramp has been added along the north side of the East-West portion of
Gemstone Lane.
* Curb return profiles have been added.
Sheet 6 -Master Grading Plan
* All Stormwater Utility comment have been addressed. See attache response to the
Stormwater Utility.
PAGE 3
May 14, 1996
Project No: 1516-01-96
Re: Sunstone Townhomes P.U.D.; Ft. Collins, Colorado
Sheet 7 -Master Drainage and Erosion Control Plan
* All Stormwatet Utility comment have been addressed. See attache response to the
Stormwater Utility.
Sheet 8 -Detail Sheet
* The sewer service detail with underdrain has been replaced with a sewer service detail
without underdrain.
* A plan view utility coordination detail has been added.
* The drop manhole detail has been updated to show the top of the sewer service equaling the
top of the existing 27" sewer main.
* Individual 3/4" multi -unit water services have been replaced with a single 1 1/2" water
service for each building. A 1 1/2" and 2" water service detail has been added.
Sheet 9 - Detail Sheet
* The detail for the metal sidewalk culvert for detached walk has been revised to extend metal
grate 12" either side of the detached walk.
Miscellaneous
* Eric Brakke has determined that an updated traffic study is not required.
* This is a P.U.D. with 28' wide lots and attached townhome units. All common drivecuts
have a common depressed curb. However, actual driveways are only 18' wide. No revisions
to the drivecut intent have been made.
Except for the final plat, this completes our response of the comments for engineering related
items for Sunstone Townhomes P.U.D. If you have questions, or require further information on
any item, please call at 226-5334.
Sincerely,
r
Brian W. Shear, P.E.
Shear Engineering Corporation
BWS/mb
cc: Aletha Langham-Godwin; Mark Twain Homes Inc.
Eldon Ward; Cityscape
Mike Ludwig; City Planning
Roger Buffington; City water and sewer
Basil Harndan; City Stormwater Utility