HomeMy WebLinkAboutTHE GROVE AT FORT COLLINS - PDP - 16-10B - CORRESPONDENCE - VARIANCE REQUEST (9)aty, of
intersection, it shall be verified that the intersection meets or exceeds the criteria for turning
movements and design vehicles as specified in Section 8.2.8 of LCUASS.
d. The variance request to use the parkways and/or bump out areas for rain gardens is a design
concept that Engineering is open to exploring. As this idea moves forward we would like to work
with you, your designers, and other City departments to determine a design that is acceptable to
the City and work through the maintenance requirements, schedule, and parameters that will need
to be placed in the Development Agreement outlining the Developer's obligation for maintenance
of this area. As identified in your letter, the City Utilities Department has agreed that if any rain
gardens in the parkways installed with this project fail despite proper maintenance by the property
owner, Stormwater will pay to remove and replace them with normal curb and gutter. Therefore
any design will need to accommodate this possibility of the rain gardens being removed.
e. Since several variances approved increased the width of the roadway cross section, the tract width
(for a Private Street) shall be increased to include the asphalt, curb, gutter, parkway, and sidewalk
width.
This request identified several proposed cross sections, and as identified above, the different aspects of
those sections were either approved, denied, or conditioned. The variance request did not cover and
provide for the actual plans showing the design and transitions between sections, transitions from existing
street widths, proposed striping, and length of each section. This information will still need to be provided
and it is expected that the details of the design will be reviewed and worked out through the development
review process.
This variance request does not set precedence or change the application of our design standards in other
situations. If you have any questions, please contact Sheri Langenberger at 221-6573.
Sincerely,
Sheri L. Langenberger—,P.E. `-�
Attachments
cc: Helen Migchelbrink, City of Fort Collins
Joe Olson, City of Fort Collins
Ward Stanford, City of Fort Collins
Matthew Wempe, City of Fort Collins
Steve Olt, City of Fort Collins
file
Frof
t Collins
utilized, and how the striping and street curbing transition are installed, shall be further reviewed
and approved by the City.
f. The variance request to utilize bump outs to narrow the street to a 32 ft flowline to flowline width
at these points (two 10 ft travel lanes and two 6 ft bike lanes) shall be allowed provided that in
any instance that a bump out is proposed at an intersection, it shall be verified that the intersection
meets or exceeds the criteria for turning movements and design vehicles as specified in Section
8.2.8 of LCUASS.
g. The variance request to use the parkways and/or bump out areas for rain gardens is a design
concept that Engineering is open to exploring. As this idea moves forward we would like to work
with you, your designers, and other City departments to determine a design that is acceptable to
the City and work through the maintenance requirements, schedule, and parameters that will need
to be placed in the Development Agreement outlining the Developer's obligation for maintenance
of this area. As identified in your letter, the City Utilities Department has agreed that if any rain
gardens in the parkways installed with this project fail despite proper maintenance by the property
owner, Stormwater will pay to remove and replace them with normal curb and gutter. Therefore
any design will need to accommodate this possibility of the rain gardens being removed.
Variance Request 2 —
Variances to Figure 7-6F and Table 7-1 for the design of a Commercial Local street
a. The variance request to reduce the standard travel lane width to 10 ft from 11 ft for a Commercial
Local cross section is granted.
b. The variance to reduce the right-of-way width to accommodate the approved section is approved.
Right-of-way shall be provided to accommodate the final street cross section, which shall include
the asphalt, curb, gutter, parkway, and sidewalk width.
c. The variance request to utilize bump outs to narrow the street to a 32 ft flowline to flowline width
at these points (two 10 ft travel lanes and two 6 ft bike lanes) shall be allowed provided that in
any instance that a bump out is proposed at an intersection, it shall be verified that the intersection
meets or exceeds the criteria for turning movements and design vehicles as specified in Section
8.2.8 of LCUASS.
d. The variance request to use the parkways and/or bump out areas for rain gardens is a design
concept that Engineering is open to exploring. As this idea moves forward we would like to work
with you, your designers, and other City departments to determine a design that is acceptable to
the City and work through the maintenance requirements, schedule, and parameters that will need
to be placed in the Development Agreement outlining the Developer's obligation for maintenance
of this area. As identified in your letter, the City Utilities Department has agreed that if any rain
gardens in the parkways installed with this project fail despite proper maintenance by the property
owner, Stormwater will pay to remove and replace them with normal curb and gutter. Therefore
any design will need to accommodate this possibility of the rain gardens being removed.
Variance Request 3 —
Variances to Figure 7-9F and Table 7-1 for the design of Local street
a. The variance request to increase the standard travel lane width to 18 ft from the standard 16 ft for
a Local street is granted. The additional width will enhance mobility for Emergency Services and
the public on the curved road.
b. The variance request to increase the sidewalk width along the west/north side of the roadway
from 4.5 ft to 8 ft is approved. It should be noted that this additional sidewalk width is not eligible
for Street Oversizing reimbursement.
c. The variance request to utilize bump outs to narrow the street to a 20 ft flowline to flowline width
at these points shall be allowed provided that in any instance that a bump out is proposed at an
City of
F6rt Collins
January 28, 2011
Nicolas W. Haws, PE, LEED AP
Northern Engineering Services, Inc.
200 South College Ave, Suite 100
Fort Collins, Co 80524
Re: The Grove at Fort Collins — variance requests
Dear Nick,
Planning, Development & Transportation
Engineering Department
281 North College Avenue
P.O. Box 580
Fort Collins, CO 80522.0580
970.221.6606
970.221.6378 - fax
fcgov. corn/engineering
This letter is in response to the variance request letter sent to me dated January 6, 2011, regarding several
variance requests to the Larimer County Urban Area Street Standards (LCUASS) for the design of streets
within The Grove at Fort Collins development.
I will address each of the variance requests as I understand them to be.
Variance Request 1—
Variances to Figure 7-5F and Table 7-1 for the design of Rolland Moore Drive
a. The variance request to use a 30 mph (Connector Local) design criteria for the centerline radii,
minimum tangent between curves, and a posted speed of 25 mph versus a 40 mph (Collector)
design criteria is granted. The design of Rolland Moore Drive from the current west end to Centre
Avenue shall be designed in accordance with the requirements of Table 7-3 for a 30 mph design
and any additional signage or striping necessary due to the design speed shall be provided by the
developer of this project.
b. The variance request to reduce the standard travel lane width to 10 ft from 11 ft for a Collector
Local with parking cross section is granted for those areas that are travel lanes only and not a
combined travel and bike lane.
c. The variance request to reduce the parkway width to 6 ft from 8 ft when a grassy strip is provided
and to allow for an attached sidewalk with tree wells with a 5 ft versus the standard 8 ft hardscape
parkway adjacent to the buildings is denied. It was the position of City Planning that the
utilization of an attached wide urban sidewalk was acceptable with the prior proposal, given that
the buildings were proposed to be located very close to the street. The current proposed building
placement however, does not lend itself to the use of the urban function that a wide urban
attached sidewalk with tree wells is intended to provide. With the current proposed building
placement, the standard parkway width should be provided with the 5 ft detached walk in
accordance with the Collector Local standard.
d. The variance to reduce the right-of-way width to accommodate the approved section is approved.
Right-of-way shall be provided to accommodate the final street cross sections, which shall
include the asphalt, curb, gutter, parkway, and sidewalk width.
e. The variance to allow for the utilization of a 16 ft shared bike and travel lane at the intersection of
Rolland Moore Drive and Centre Ave, rather than an 11 ft travel lane and 8 ft bike lane per
standards, is granted with the condition that the length of the street in which this shared width is
FORT COLLINS ONLY
56.5' PUBLIC ACCESS,
DRAINAGE, AND UTILITY EASEMENT
8' 34+-R6W-(MIW-r
WALK 32 ROADWAY WALK
(MIN) I B9' R8ABY1^N49.
(MIN)
6' (MIN.) 6'.5 Min. Fence Setback
'UTIL. 18'(MIN.)ESMT. a`- UTIL.
TRAVELESMTPARK I�hj7' 1L
INTERSECTIONS
(WHERE NEEDED)
ROADWAY WIDTH:39 nidr 32wide. (20' at neckdowns to prohibit parking)
RIGHT OF WAY WIDTH: 3i'(9nin)56.6 public access, drainage, and utility easement
TRAVEL LANES: 1 wide. 18' wide (min).
LEFT TURN LANES: None.
BIKE LANES: Bicyclists to share travel lane with motor vehicles. Additional street width, up to 4'
wider, may be required in the travel lane to accommodate bike traffic to serve activity areas, such
as schools and parks.
PARKING: Two lanes 7wide.
SIDEWALK: 4.5' (min.) width. Additional width may be required for higher pedestrian traffic
serving activity areas.
MEDIANS: None.
WHERE USED: All residential local streets where traffic volume is anticipated to be 1000 vpd or
less. (unless the Narrow Residential Local Street or Rural Residential Local Street standards are used)
DESIGN SPEED: 25 MPH
SPEED LIMIT: 25 MPH
ACCESS: Access will be unlimited in accordance with these standards.
CONTINUITY: The street shall be continuous for no more than 1320 feet.
FENCES: Fences shall be setback a minimum of 6.5' from the parkway edge of the sidewalk.
CURB AND GUTTER: Vertical curb and gutter, or driveover. However, if driveover is used, the parkways must be
widened by 1' and thereby, the required right of way width will increase by 2' to provide 53'.
RESIDENTIAL LOCAL STREET(PRIVATE)
LARIMER COUNTY REVISION NO: GROVE FIGURE
URBAN AREA DESIGN VARIANCE
STREET STANDARDS FIGURE DATE: %IV 7-9F
r1, /no , ,
IKE
pal.' IBLN.I TRAVEL I TRAVEL S
ARK
12'
RKE
LN.; 12' NA , 12
INTERSECTIONS
(WHERE NEEDED)
ROADWAY WIDTH: 48' wide (32' at neckdowns to prohibit parking)
RIGHT OF WAY WIDTH: 69'
TRAVEL LANES: Two lanes, 141 wide. ld wide.
LEFT TURN LANES: 12' wide, provided at certain intersections where needed.
BIKE LANES: Two lanes, 6' wide, 7' wide where a left turn lane is provided.
PARKING: Two lanes, 8' wide. None provided at intersections or where a left turn lane is required.
PARKWAY: 6' (min.) width. Additional width optional. 14'(max.)
SIDEWALK: 5' (min.) width. Additional width may be required within and leading to activity areas.
MEDIAN: Not required, except where necessary to control access and/or to provide pedestrian
refuge. Additional roadway and right of way width may be required.
WHERE USED: These specifications shall apply to streets used In commercial areas for local access and
circulation, when the traffic volume on the street is anticipated to be 2,588 _,less.
DESIGN SPEED: 30 MPH less than 1,000 vpd
SPEED LIMrf: 25 MPH
ACCESS: Access will be limited. Points of access must be approved by the Local Entity.
CONTINUITY: Streets are limited in length to 1320 feet.
FENCES: Setback a minimum of 7' from the parkway edge of the sidewalk.
CURB AND GUTTER: Vertical curb and gutter.
COMMERCIAL LOCAL STREET(PUBLIC)
LARIMER COUNTY REVISION NO: GROVE FIGURE
URBAN AREA DESIGN VARIANCE
STREET STANDARDS FIGURE DATE:�fgg 7-6F
FORT
COLLINS
ONLY
7Y ROW
5'
6
46' ROADWAY
6
5' WALK
KWY
PK1NY
(MIN)
WALK
(MIN)
9 enTlT'
U_11.LfBLIbKE
' I, 6'
9,�laBIE
NN
8' I. I TRAVEL TRAVEL I. 8'
MIN. FENCE
16' 12' 16' 6
BIKE MBINED EFf TUR COMBINE BIKE
LNI!OPAVE4114" � ` LN.
TRAVEL
-5�Roadway
INTERSECTIONS
(WHERE NEEDED)
ROADWAY WIDTH: 69L 49 (typ.), 49 where parking on one side only, 32' at neckdowns
RIGHT OF WAY WIDTH: ?Rmfrt-} 79
TRAVEL LANES: Two lanes, 1rirvide. 10 wide.
LEFT TURN LANES: 12' wide at intersections where needed.
BIKE LANES: Two lanes, 6wide. (81wiele wheFe adjaeei9t te ewb)
PARKING: Two lanes, 8' wide; parking may be removed at certain locations to provide a
left turn laneatintersections where needed.
PARKWAY: min.) width. Additional width optional. 14' (max.)
SIDEWALK: 5' (min.) width. Additional width may be required for higher pedestrian traffic within
and leading to activity, areas.10.6 wide attached walk w/ intermittent 5'x5' tree grates in urban streetscape sections
MEDIAN: Not required, except where necessary to control access and/or to provide pedestrian refuge.
additional roadway and ROW width may be required.
WHERE USED: These specifications shall apply as required by the Local Entity, when a Collector street is shown
on the Master Street Plan or when the traffic volume on the street is anticipated to be in the
range of 599te59evehicles per day.
less than 2,500
DESIGN SPEED: 48 PotPl-' 30 MPH
SPEED LIMIT: 25-30 MPH
ACCESS: Access will be limited. Points of access must be approved by the Local Entity.
CONTINUITY: The street shall be continuous for no more than 1320 feet.
FENCES: Fences shall be setback a minimum of 7' from the parkway edge of the sidewalk.
CURB AND GUTTER: Vertical curb and gutter. (curb extensions with ecological rain garden planters at select locations)
MINOR COLLECTOR STREET(PUBLIC)
LARIMER COUNTY REVISION NO: GROVE FIGURE
URBAN AREA DESIGN VARIANCE
STREET STANDARDS FIGURE DATE: uu• 7-5F
(NORTHERN
ENGINEER 6140
Grove I Variance Request Letter 1 01.06.11
The three variances proposed with the Grove combine to provide a plan that advances the public
purpose of the standard LCUASS sections (as depicted on Figures 7-51', 7-6F, and 7-9F) equally
well or better than a plan that is in strict compliance with the prescribed standard street sections.
The requested variances are necessary due to the multiple physical, environmental and safety
constraints of the site. The proposed alternative design will result in a far superior public street
environment over that prescribed by LCUASS. Additionally, the proposed Grove project helps fill a
much needed demand for safe, modern, consolidated student housing. Its proximity to campus and
the Mason Corridor allows for a significantly reduced carbon footprint, and a substantial reduction in
resource consumption and impact on the City as a whole. The Grove student housing community
aligns with the growing visions of the university, Plan. Fort Collins, and the community at large.
Please feel free to contact me if you have any questions.
Sincerely
Nicholas W. Haws, PE, LEED AP
enc.
CC: Marc.Virata, PE
Ward Stanford
MattWempe, AICP
Steve Olt
Chris Russ, PE
Stu MacMillan
Linda Ripley
Lucia Liley
— City of Fort Collins Engineering Development Review
— City of Fort Collins Traffic Systems Engineer
— City of Fort Collins Transportation Planner
— City of Fort Collins Community Development and Neighborhood Services
— Campus Crest Development
— Colorado State University Research Foundation
— Ripley Design, Inc.
— Liley, Rogers & Martell, LLC
Page 5 of 5
NORTHERN Grove I Variance Request Letter 1 01.06.11
�EAB�NEERINC '
While code allows a private street in this application without any Land Use Code modifications or
engineering variances, the private street does need to be designed to LCUASS public street
standards. Since Figure 7-9F specifies an explicit travel lane width (as opposed to a minimum), an
engineering variance is technically' necessary.
The request to widen this street is in direct response to discussion with PFA regarding fire protection
and emergency access to the multi -family residential structures that will front the roadway.
Therefore, not only is this variance in the best interest of the public, but it is an essential health and
safety issue. Since this is a private street, the additional width does not impose an increased
maintenance burden on the City.
Summary
The variances requested above will not have an adverse impact on the City's capital and
maintenance costs, nor are they expected to reduce the design life of the respective improvements.
In fact, the proposed variances will result in a reduced burden to the City. Rolland Moore Drive and
Public Street #1 will each have less asphalt than if constructed in accordance with the prescribed
LCUASS sections. Not only does less asphalt result in lower City maintenance costs, but it also
reduces stormwater runoff, lessens heat island effect, and helps preserve finite natural resources.
While Private Street #1 has slightly more concrete and asphalt than the minimum LCUASS section,
this roadway will be privately owned and maintained, thereby negating any increased capital or
maintenance costs borne by the City.
The long-term operation and maintenance of the curb extension rain gardens are unknown at this
time since there is little data or precedence in our region for these treatment facilities. However,
the City of Fort Collins Stormwater Utility will be providing the necessary assurance for the rain
gardens. The implementation and testing of low -impact development solutions furthers Fort Collins'
position as a regional leader in sustainability. The rain gardens will benefit the public through
improved water quality, stream and habitat protection, as well as the educational opportunity and
exposure.
The requested variances will not be detrimental to the public health, safety, or welfare. The
reduced travel lane widths on Rolland Moore Drive and Public Street #1 follow established
engineering practice for roadways with similar traffic volumes, speeds, and purpose. 10' travel
lanes are already the standard LCUASS width for connector streets, and are part of the City's
current mission of "putting streets on diets." The public streets (as proposed) also help lower
vehicular driving speeds, which increases the safety for all modes of travel within the right-of-way.
The widened travel lane on Private Street #1 is proposed specifically to improve public health,
safety, and welfare by allowing the necessary space for emergency response vehicles and
operations.
Page 4 of 5
NORTHERN Grove I Variance Request Letter 1 01.06.11
ENGINEERING
The aforementioned curb extensions introduce another deviation from prescribed standards. Gutter
flows will be routed through the curb extension areas to create ecological rain gardens. Currently,
LCUASS does not allow for such low -impact stormwater strategies, thus, a formal variance is
required to allow them within the public right-of-way. This letter merely documents the variance.
Additional measures addressing the long-term viability, and potential replacement, of such facilities
can be found in correspondence between the City of Fort Collins Utilities Department and the City of
Fort Collins Engineering/Streets Department. The Preliminary Drainage and Erosion Control Report
for the Grove also contains representative photographs and further explanation of the rain garden
planters.
Variance Request 2 — Public Local Street #1
The prescribed commercial local street section specified in LCUASS Figure 7-6F is not in the public
interest for the section of Public Local Street #1 connecting Rolland Moore Drive and Botanic Place
(fka, Rolland Moore Drive stub south of Gardens on Spring Creek). A better street section has been
developed through an iterative process involving discussions with City Staff, as well as input
received from the community at numerous public meetings. The resultant improved street section
for Public Local Street #1 is attached as a redlined markup of LCUASS Figure 7-6F.
The referenced attachment contains a detailed depiction of both the standard commercial local
street section as well as the preferred section for Public Local Street #1. The only noteworthy
change is proposed 10' travel lanes. Other deviations include sections of parkway up to 14' wide
as well as roadway and right-of-way widths commensurate with the 10' travel lanes.
Perhaps the greatest distinction between the standard commercial local street section and that
proposed with the Grove is the vehicles per day expected to utilize the roadway. Long-range traffic
volumes (as forecasted by Delich Associates) for Public Local Street #1 are well below the
threshold of a commercial local street. Whereas a standard section specified on LCUASS Figure 7-
6F is to be used when traffic volumes are anticipated to be 2,500 vpd or less, the actual forecasts
for Public Local Street #1 are less than 1,000 vpd.
The volumes are much more consistent with that of a connector local street, which utilizes travel
lanes 10' in width. The 10' travel lanes, combined with the neckdowns where parking is
prohibited, will provide a certain degree of traffic calming, similar to that along Rolland Moore
Drive. In fact, the typical roadway width and lane configuration for Public Local Street #1 will
match that of the proposed new Rolland Moore Drive. Not only would 11' travel lanes for this
stretch of roadway mislead the public, but it would create an unnecessary increase in asphalt
surface as well.
Variance Request 3 — Private Local Street #1
The prescribed residential local street section specified in LCUASS Figure 7-9F is not in the public
interest for Private Local Street #1, which loops around the Grove amenity area connecting Rolland
Moore Drive and Public Local Street #1. A better street section has been developed with input
from various agencies and boards, as well as the neighboring community. The resultant improved
street section for Private Local Street #1 is attached as a redlined markup of LCUASS Figure 7-9F.
The referenced attachment contains a detailed depiction of both the standard residential local street
section as well as the preferred section for Private Local Street #1. The largest change worth
noting is the increase in minimum travel width from 16' to 18'. This was done at the specific
request of the Poudre Fire Authority (PFA). Other deviations include an 8' wide outer path instead
of a 4.5' wide sidewalk, as well as a "public way" width adjusted for the included components.
Said public way is a 56.5' public access, drainage and utility easement in lieu of a public right-of-
way.
Page 3 of 5
NORTHIk Grove I Variance Request Letter 1 01.06.11
�£NGIN£f Rf!NC
C
This variance request letter is in regards to public and private roadways proposed with the Grove at
Fort Collins PDP submitted on 12.08.10. Specifically, the following three (3) variances are
requested:
1 — Request to vary Rolland Moore Drive from the typical Minor Collector Street standard
2 — Request to vary Public Local Street #1 from the typical Commercial Local Street standard
3 — Request to vary Private Local Street #1 from the typical Residential Local Street standard
Variance Request 1 — Rolland Moore Drive
The prescribed minor collector street section specified in LCUASS Figure 7-5F is not in the public
interest for the section of Rolland Moore Drive to be constructed through the Grove subdivision
boundary. A better street section has been developed through a collaborative process involving
multiple discussions with City Staff, as well as input received from the community at numerous
public meetings. The resultant improved street section for Rolland Moore Drive is attached as a
redlined markup of LCUASS Figure 7-51F.
The referenced attachment contains a detailed depiction of both the standard minor collector street
section as well as the preferred section for Rolland Moore Drive. Key changes include 10' travel
lanes, 6' parkways, 70' right-of-way, and a 30 mph design speed. Other changes include sections
of parkway up to 14' wide, portions of 10.5' wide attached sidewalk with tree grates, and curb
extensions with ecological rain gardens in select locations. The intersection configuration at Centre
Avenue is different as well.
Perhaps the greatest distinction between the standard minor collector street section and that
proposed with the Grove is the vehicles per day (vpd) expected to utilize the roadway. Long-range
traffic volumes (as forecasted by Delich Associates) for Rolland Moore Drive are right on the
threshold of a connector local street and a minor collector for the segment between Public Street
#1 and Centre Avenue. All other traffic projections for this street are at connector level volumes.
The City of Fort Collins, through its own regional transportation modeling, forecasted volumes that
were at connector levels for all of Rolland Moore Drive. Consequently, the proposed lane widths,
parkways, intersection configuration, and design speed all meet or exceed the requirements of a
connector local street, which is the LCUASS classification commensurate with the,actual traffic
volumes expected for Rolland Moore Drive. However, this does not imply in any way that Rolland
Moore Drive is no longer a collector street. It remains a collector on the City's Master Street Plan
(which is a planning document, and not a detailed engineering instrument), and provides the
necessary critical elements of travel lanes, bike lanes, on -street parking, and wider sidewalks.
There are three main reasons why a non-LCUASS street section is proposed. First and foremost is
the existing site constraints related to topography, the irrigation ditch, FEMA floodplain, and
mapped wetlands. A narrower roadway corridor helps to minimize wetland disturbance, while also
providing for sensible earthwork and separation from the Larimer Canal No. 2. The second factor
resulting in the contracted cross-section is the desire to reduce driving speeds. Both City Staff and
neighborhood residents expressed the concern for this roadway section to become a cut -through for
Shields Street and Centre Avenue traffic. The narrower travel lanes, striped bike lanes, on -street
parking, enhanced crosswalks and curb extensions combine to offer substantial traffic calming. The
final issue driving the need for a variance from. LCUASS is the intent to create a multi -functioning
street in the spirit of sustainable infrastructure design. Not only is an active and engaged
streetscape strongly desired by both Plan Fort Collins and the Developer, but it further complements
the alternative roadway sections and encourages slower vehicle speeds, similar to what is
experienced in Old Town,
Page 2 of 5
' N�IRTHERN
E.N.GINE_ER.ING ...
Variance Request Letter
Date: January 6, 2011
ADDRESS PHONE: 970.221 58.WEBSITE;
2005 i;olle/ure Suite1O0 www.narthernengineering;cam
FaFtCnllms,CO1�52d EAl(.970
221,415.9
Project: The Grove at Fort Collins Project No. 502-001
Fort Collins, Colorado
Attn: Mrs. Sheri Langenberger
Development Review Manager
City of Fort Collins Development Engineering
281 North College Avenue
Fort Collins, Colorado 80521
Dear Mrs. Langenberger:
Introduction
As you are aware, the Larimer County Urban Area Street Standards (LCUASS) — Repealed and
Reenacted April 1, 2007 governs the design and construction of all public transportation
improvements within the City of Fort Collins (aka, the Local Entity). Public safety and convenience,
maintaining public use, and optimizing the use of limited physical capacity of right-of-way are
among the objectives of LCUASS stated in Section 1.2.2.13. LCUASS also addresses decision
making authority and the process for engineering variances. Section 1.4 states that the Local Entity
Engineer shall have the authority on behalf of the Local Entity, and Section 1.9.4.A.(1) dictates that
the Local Entity Engineer must approve any design that does not exactly conform to the prescriptive
standards contained in LCUASS.
The Variances and Appeals Processes section further states that Variances from these Standards
will be considered administratively on a case -by -case basis following a written request for a
variance prepared by a Professional Engineer and submitted to the Local Entity Engineer. Section
1.9.4.A.2.e) goes on to say that, if the Local Entity Engineer approves the variance request, the
plans will continue to be reviewed and approved within the typical review process.
LCUASS variances are not uncommon requests, nor is their granting an unusual occurrence.
Numerous engineering variances have been granted throughout the City of Fort Collins since
LCUASS was first adopted in 2001. The non -conforming design items and reasons vary widely.
Diagonal parking has been allowed in areas to provide a more vibrant retail streetscape. Horizontal
and vertical geometry standards have been varied, streets have been widened and narrowed, and
alternate lane configurations have been provided. In some instances the deviations have been
deliberate for purposes of creative design, function, and aesthetics; whereas in other instances the
changes were driven more by physical site constraints, such as irregular property boundaries, steep
topography, natural features, storm drainage, etc. However, the commonality is that the variances
were approved administratively by the Local Entity Engineer based upon their satisfaction of the
criteria outlined in LCUASS Section 1.9.4.A.2.
Page 1 of 1
Steve Olt
From: Steve Olt
Sent: Monday, June 13, 2011 9:38 AM
To: stockover@aol.com; 'Schmidt,Brigitte'; 'Andy Smith'; gcampana@bellisimo-inc.com;
jcarpenter@thegroupinc.com; dlingle@aller-lingle-massey.com
Cc: Marc Virata; Ted Shepard
Subject: FW: LCUASS Variance Request and City Response
Attachments: img-4261307-0001.pdf; img-4261308-0001.pdf
Board members,
Here is the e-mail with the variance request and City response attached.
Steve Olt
Project Planner
From: Marc Virata
Sent: Monday, June 13, 2011 9:02 AM
To: Steve Olt
Subject: LCUASS Variance Request and City Response
Steve,
In response to a question raised at P&Z Worksession last Friday, please find attached scanned copies of a
variance request to the Lorimer County Urban Area Street Standards from Northern Engineering and the
City's response. Please forward to the P&Z Board as appropriate.
Thanks,
Marc P. Virata, P.E.
Development Review Engineering
City of Fort Collins
970 221-6567
mvirata@fcgov.com
6/13/2011