HomeMy WebLinkAboutRIGDEN FARM, 11TH FILING, BROOKLYN PARK ROW HOUSES - PDP - 56-98AD - SUBMITTAL DOCUMENTS - ROUND 1 - VARIANCE REQUESTof the driveway for Seven Oaks Academy and the centerline of the
driveway for Tract C (West) at Rigden Farm are offset by approximately
12 feet. Since the Seven Oaks driveway centerline is south of the
Tract C (West) at Rigden Farm driveway centerline, there will be no
conflicting or overlapping left turns on Iowa Drive. Therefore, the
above sections are not applicable.
Please contact me with any questions or if you desire additional
information regarding these matters.
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Matthew J. Delich, P.E.
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April 5, 2005 File: 0507LT02
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Ms. Sheri Wamhoff, P.E.
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Fort Collins Engineering Department
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281 North College Avenue
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P.O. Box 580
Fort Collins, CO 80522-0580
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Dear Sheri:
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The following is a request for variance from "Table 7-3 -
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Collins Street Standards - Technical Design Criteria" in the
Larimer County Urban Area Street Standards (LCUASS), October 1,
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2002. Specifically, a variance is requested for the corner
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clearance between driveways/alleys and street intersections.
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Table 7-3 indicates that the corner clearance for a
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commercial/industrial local street should be 175 feet, minimum
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(on -centers).
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Currently, Iowa Drive has been built to a width that
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indicates that it is a commercial local street. You indicated in
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our phone conversation on April 4, 2005, that this was determined
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some time ago based upon the original TIS that was done for
Rigden Farm and anticipated land uses to the south. Iowa Drive
accesses the west end of the Timberline Church parking lot.
While it is acknowledged that the subject segment of Iowa Drive
will be used significantly when there are church services, it
will not be used very often on routine weekdays. The church
building is more appropriately accessed via Illinois Drive from
Custer Drive on routine weekdays. We have conducted analyses
with regard to the daily traffic on Iowa Drive south of Custer
Drive on routine weekdays. The daily traffic on Iowa Drive is
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to be less than 700 vehicles. This is significantly
less than the upper limit (1000 vehicles per day) allowed on a
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residential local street. Therefore, it is concluded that Iowa
Drive, south of Custer Drive, should be classified as a
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residential local street.
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With Iowa Drive classified as a residential local street,
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the corner clearance should be 50 feet (minimum). The distance
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between Custer Drive and the north access (driveway) is
approximately 105 feet, on -centers. Since this distance is
than the minimum (50 feet) shown in Table 7-3 in LCUASS,
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no variance is required.
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In addition to the foregoing variance request, we are
seeking a waiver of applying Section 9.1.1.B. - Avoiding
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Conflicts in the Center Left -turn Lanes and Section 9.1.1.C. -
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Separation Distances in LCUASS. The issue is that the centerline
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