HomeMy WebLinkAboutREMINGTON ANNEX - PDP - PDP110017 - SUBMITTAL DOCUMENTS - ROUND 1 - VARIANCE REQUESTA�BLUE SKY
Engineering
Exhibit 1 - Right of Way Exhibit
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LAUREL Sl REET (100' R/W)
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ADDITIONAL 10'X10' /'
G 4 RIGHT OF WAY TRIANGLE
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529 CRESTMORE PLACE I FORT COLLINS, CO 80521 1 970-217-7420 1 www.bluesky-engineer.com
ABLUE SKY
Engineering
triangle would not noticeably increase the visibility at the intersection and would
be a hardship on properties that are not redeveloping their property. It is my
opinion that the existing condition will not be detrimental to the public health,
safety and welfare, and will not reduce design life of the improvement nor cause
the Local Entity additional maintenance costs.
If you have any questions or would like to discuss setting up a utility coordination
meeting, please contact me at 970-217-7420 or seliason@bluesky-engineer.com.
Sincerely,
Blue Sky Engineering
Sam Eliason, P.E.
Attachments — Exhibit 1
CC: Justin Larson, Vaught Frye Larson Architects
529 CRESTMORE PLACE I FORT COLLINS, CO 80521 1 970-217-7420 1 www.bluesky-engineer.com
A��BLUE SKY
Engineering
Justification of Variance
The existing utilities are already established and it appears that there is ample
space to exist within the right of way. An additional 8' utility easement does not
seem to be necessary to provide space for the utilities. We understand that a
utility coordination meeting is necessary in order to finalize this variance
request. We would like to have the development review engineer assigned to
this project set one up as soon as possible.
2. Right of Way Dedication at intersection of Alley and Laurel Street
Issue
Larimer County Urban Area Street Standard 1.9.2.6.2 requires necessary right of
way and easements to be dedicated to the public entity. LCUASS standard
drawing 803 and Figure 7-12F show a 10'x10' triangle that is to be dedicated for
visibility purposes at the intersection of a public alley and public street. The
developer will be repaving the alley from the property line to the intersection at
Laurel Street. These two separate 10'x10' right of way triangles to the east and
west of the alley at the intersection of Laurel Street would be on properties not
owned by this developer. We are requesting a variance to not include the
additional 10'x10' right of way triangles right at the intersection of the alley and
Laurel Street.
Alternate Design
One alternative would be to get the two separate adjacent property owners to
give up the 10'x10' right of way triangles on their property. The 10'x10' triangle
to the west would encroach on the existing building. The 10'x10' triangle to the
east would encroach on an existing parking lot and remove one parking space.
See Exhibit 1 attached to the letter.
Another alternative is to get something smaller than a 10'x10' triangle on one or
both of the properties.
Both of these solutions would not noticeably increase the visibility at the
intersection and would be a hardship on properties that are not redeveloping
their property.
Justification of Variance
This location is unique in the fact that the right of way line for this project is
located 20' from the edge of the street curb and beyond the curb is parallel
parking. This dedicated right of way is far removed from the traffic flow on
Laurel Street. In addition the sidewalk on Laurel Street is set at least 4' north of
the right of way line providing additional visibility of pedestrians. The 10'x10'
529 CRESTMORE PLACE I FORT COLLINS, CO 80521 1 970-217-7420 1 www.blueslcy-engineer.com
BLUE S.
Eneinee
December 7, 2011
Engineering Development Review Staff
City of Fort Collins Engineering
281 North College Avenue
Fort Collins, CO 80521
RE: Remington Annex Variance Requests
To whom it may concern:
This letter is on behalf of Maxiiimo Development Group LLC for their proposed
development of Remington Annex in Fort Collins, CO.
Overall we feel we have worked to keep within the spirit and the intent of the Larimer.
Urban Areas Street Standards (LCUASS). The requested variances are as follows:
1. Utility Easements
Issue
Larimer County Urban Area Street Standards Figures 7-1F through 7-13F all show
utility easements outside of the standard right of way for public streets and
alleys. Due to the age of these streets and alleys there are not existing utility
easements in place. As a new development, LCUASS 1.9.2.6.2 requires necessary
right of way and easements to be dedicated to the public entity. In this case, all
of the utilities are already located within the right of way currently. We are
requesting a variance from providing an 8' utility easement outside of the right
of way on both the west and east boundaries of the project.
Alternate Design
One alternative is to add the 8' utility easement outside of the 20' right of way
for the alley and the 100' right of way for Remington Street. This would -reduce
the building footprint on the west side of the building and conflict with the
proposed detention pond with walls on the east side of the building. The utility
easement would allow the existing dry utilities (gas, cable, electric, and
telephone) to be moved from the right of way to the 8' utility easement.
However, since these utilities are already established within the right of way it is
unlikely that they would need to be moved to this easement.
529 CRESTMORE PLACE I FORT COLLWS, CO 80521 1 970-217-7420 1 www.bluesky-engineeT.COM