HomeMy WebLinkAboutHIDDEN POND ESTATES - PDP - 11-07 - SUBMITTAL DOCUMENTS - ROUND 1 - VARIANCE REQUEST (3)May 7, 2007 Y1,
Ms. Susan Joy N T E R W E S T CONSU LTI N G GROUP
City of Fort Collins Engineering
281 North College Avenue
Fort Collins, Colorado 80522-0580
Re: Hidden Pond Estates Request for Variance #2 — Attached Walk on Ziegler Road
Dear Susan:
The following is a request for variance from Figure 7-2F — 4-Lane Arterial Street Typical
Section in the "Larimer County Urban Area Street Standards, October, 2002". Adjacent to the
site's private drive connection to Ziegler; the street has an existing attached sidewalk that is
proposed to remain. This is the same variance that was approved for the Feather Ridge
Development in 2004. That development will not be going forward and the land is now proposed
for urban estate residential lots. I have reviewed the plans for the Bayer Property and none of
their construction will change the need for this variance.
Typically, it would be necessary to detach the sidewalk with a project of this nature. After
reviewing the conditions in the field, it is apparent that the large number and size of existing
utility structures at the existing drive connection resulted in the current configuration (attached
walk). There is no area behind the walk that is absent of utility structures.
The proposed drive connection will have radial returns and will bring the handicap ramps back
and away from Ziegler Road (similar to what a detached walk provides). At the north and south
edges of the new drive, the walks will be tied to the existing, attached walks.
Because the sidewalk configuration is an existing, functional condition, and because the crossing
of the drive will be greatly improved with this project, it is not anticipated that this variance from
the Standard will compromise the public health, safety, or welfare.
Please call if you have any questions or need any additional information for the approval of this
variance. —Ks�l
Sincerely,
Michael Oberlander, PE
I218 W. ASH, STE. C • WINDSOR, COLORADO 80550
r[i.970.67A.3300 • F.X.970.67d.3303
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26'
CURB
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CO�ICRJIE TO NEW
RPW (57.5')
EX. STFRM�AANHOL E
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DRIVE
IP
WALK EuCROACHES
NTO VAULT
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EXHIBIT C
EXISTING WALK DROPS
QUICKLY
EXISTING WALL
007ZOT A
EX, ASPHALT
ATT WAK (BEHIND ATT. WALK
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DRIVE CUT)
24'1 ASPHALT
TAPERSTO 20' ASPH.
W/ 4-1 SHOULDERS
EXISTING VAULT
WITH TIMBER WALL
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EX. GRAVEL DRIVE
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II
EXISTING VAULTS
0' ATT WALK
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'-EXISTING FENCE
jj��.. EXISTING RIGHT 0 WAY (50- HALF)
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THIS LAYOUT SHOWS THE EXHIBIT 8 LAYOUT (20' RETURNS)
SHIFTED 5' SOUTH TO MISS THE DRAINAGE MANHOLE.
NORTH STAR DESIGN 1"=20'
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EXHIBIT B
1.
LEXISTING WALK DROPS
o QUICKLY
EXISTING WALL
V I
OUTLOT A
ED + EX. ASPHALT
5. ATT WALK (BEHIND ATT. WALK -
- DRIVE CUT)
24-1 ASPHALT
TAPERSITO 20' ASPH.
W/ 4'I SHOULDERS EX. GRAVEL DRIVE
EXISTING VAULT
WITH TIMBER WALL
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ATT WALK
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THIS LAYOUT SHOWS THE SAME LOCATION OF THE DRIVE WITH 20'
RETURNS.
NORTH STAR DESIGN 1"=20'
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EXISTING WALK DROPS
I, I QUICKLY
EXISTING WALL
I I I II I
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II e OUTLOT A
EX. ASPHALT
I I I• 1 1 (BEHIND ATT. WALK
5. {#I ATT WALK _ DRIVE, CUT}
3...x
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24'1 ASPHALT
• I 26' EXj i I TAPERSiTO 20' ASPH. f
CURB CyT I W/ 4'I SHOULDERS EX. GRAVEL DRIVE
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C� CRE. TO NEW I I'
��W (57.5')
� i EXISTING VAULT
WITH TIMBER WALL
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1 EX. S RM ANHOLE
(COVER — ACTI,L SIZE) I I _, _
I I IN WALK i x x—
I� i II
11
BIKE L NE STRIPE 7 0• ATT WALK EXISTING VAULTS
'--EXISTING FENCE
_ I I III
I: O EXISTING RIGHT 0 WAY (50' HALF)
III
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EXHIBIT A
THIS LAYOUT SHOWS THE PROPOSED DRIVE LOCATION WITH 15'
RETURNS (RATHER THAN 20').
NORTH STAR DESIGN 1"=20'
May 7, 2007 Y1,
Ms. Susan Joy INTERWEST C O N S U L T I N G G R O U P
City of Fort Collins Engineering
281 North College Avenue
Fort Collins, Colorado 80522-0580
Re: Hidden Pond Estates Request for Variance #1 — Driveway Return Radius
Dear Susan
The following is a request for variance from Table 8-2 — Curb Return Radii in the "Larimer
County Urban Area Street Standards, October, 2002". This variance is requested for the project's
private drive connection to Ziegler Road. This is the same variance that was approved for the
Feather Ridge Development in 2004. That development will not be going forward and the land is
now proposed for urban estate residential lots (a much lighter use of the drive connection). The
accompanying exhibits were taken directly from City archives as the request it the same now as it
was in 2004. I have reviewed the plans for the Bayer Property and none of their construction will
change the need for this variance.
Chapter 9 of the Standards states that all drives off of arterial streets are required to the Type III
or Type IV (radial returns rather than flares). Table 8-2 states that the radius shall be 20'. We
are requesting that this standard be varied to allow 15' radii at this connection.
Existing utilities in this area are driving this request. There is an existing drainage manhole and
an existing vault on the south side of the drive that can be accommodated with the 15' radius
returns shown on Exhibit A. The other constraint in the area is that the sidewalk on the north side
of the driveway slopes to the north immediately as the walk detaches. Exhibit B shows 20' radii
on this drive and illustrates that the existing drainage manhole hits within the curb and gutter
section. Exhibit C shows 20' returns and moves the drive south to avoid the manhole, but then
the sidewalk encroaches on the existing vault. As the exhibits show, there is not a significant
change in what a drive will do turning onto the drive with the reduced radii. At other location
where a right turn lane is immediately adjacent to the curb (where bike lanes do not exist, or the
bike is shifted in) it could be argued that a larger radius is warranted.
Because the actual right turning traffic pattern can be maintained with the geometry proposed
(with the bike lane between the through lane on Ziegler and the drive), it is not anticipated that
this variance from the Standard with compromise the public health, safety, or welfare.
Please call if you have any questions or need any additional information for the approval of this
variance.
Sincerely,
Michael Oberlander, PE
1218 W. ASH, STE. C • WINDSOR, COLORADO 80550
TEE.970.674.3300 • r•z.970.674.3303