HomeMy WebLinkAboutBRIDGEFIELD P.U.D. - PRELIMINARY - 45-94 - SUBMITTAL DOCUMENTS - ROUND 1 - VARIANCE REQUEST2. A variance of the width of Access Street ROW from 54 feet to 34 feet and the flow
line to flow line width from 36 feet to 29 feet, Table 1, Page T-1. The A.D.T. for each
street where this section is proposed is 600. The street would have parking on one
side only, and no parking signs will be provided by the developer. The parking would
be reduced from 8 feet to 7 feet, the sidewalks would be 4 feet wide, and the driving
lanes would remain 10 feet wide. The 7 foot wide parking area will be delineated by
being concrete, with the two 10 foot. wide driving lanes being asphalt. There should
not be problems in handling the traffic since the driving lanes remain 10 feet wide.
The standard cannot be met with the garages in the rear of the lot which is desirable in
order to not have the streetscape be all garage doors but rather permit the attractive
house frontages and public - private, landscape - right-of-way areas as we have
designed. We request that this variance be granted by reason of conditions peculiar to
the site, namely the existing constraints including a) a single access from West
Prospect Road at the north, b) an outlot (adjacent single family residence) at the
northeast corner which must be respected, and c) a ditch (Larimer Canal #2) which
bisects the property east - west creating an approximate eight -sided parcel north of the
ditch and an approximate triangular shape parcel at the south of the ditch. Because of
the existing constraints, there is no other way to lay out a project of this nature except
in a looped right-of-way configuration with houses accessed off loop in a fashion
similar to what we have shown. Furthermore, this plan is equal or better than a plan
without this variance would be because this permits this innovative plan of smaller
single-family houses however with character, quality, down -scaled right-of-way feel
and excellent public -private, landscape - streetscape frontage.
3. A variance of Access Streets whereby egress loops will be permitted by means of
connection to private driveway lane provided a) a public easement shall be granted for
such use, b) all maintenance of private driveway lane shall be responsibility of
Bridgefield HOA, and c) visual differentiation in paving shall be provided at connection
point between the Public Street and the private drive. The justification for this is the
low amount of traffic which will occur and will require turn -around for this street. This
variance is required by the preexisting constraints of the project as described above.
Granting this variance will not adversely affect the public health, safety or welfare and
in fact will result in a project that is equal or better than it otherwise would be.
If you have any questions regarding the variance requests, please call.
Sincerely,
62�
Richard A. Rutherford, P.EA L.S.
President
STEWART&ASSOCIATES
Consulting Engineers and Surveyors
August 22, 1994
Mr. Mike Herzig
City of Fort Collins
P.O. Box 580
Fort Collins, CO 80522
Dear Mike:
This is a request for variances for residential streets in the proposed Bridgefield project
located south of West Prospect Road and South Bryan Avenue.
The variances are as follows:
1. A variance of the width of a Local Street ROW from 54 feet to 43 feet,Table 1, Page
T-1. The parking would be reduced from 8 feet to 7 feet, the sidewalks would be 4 feet
wide, and the driving lanes would remain 10 feet wide. The 7 foot wide parking area
will be delineated by being concrete, with the two 10 foot wide driving lanes being
asphalt. There should not be problems in handling the traffic since the driving lanes
remain 10 feet wide. The standard cannot be met with the garages in the rear of the lot
which is desirable in order to not have the streetscape be all garage doors but rather
permit the attractive house frontages and public - private, landscape - right-of-way
areas as we have designed. We request that this variance be granted by reason of
conditions peculiar to the site, namely the existing constraints including a) a single
access from West Prospect Road at the north, b) an outlot (adjacent single family
residence) at the northeast corner which must be respected, and c) a ditch (Larimer
Canal #2) which bisects the property east - west creating an approximate eight -sided
parcel north of the ditch and an approximate triangular shape parcel at the south of the
ditch. Because of the existing constraints, there is no other way to lay out a project of
this nature except in a looped right-of-way configuration with houses accessed off loop
in a fashion similar to what we have, shown. Furthermore, this plan is equal or better
than a plan without this variance would be because this permits this innovative plan of
smaller single-family houses however with character, quality, down -scaled right-of-
way feel and excellent public - private, landscape - streetscape frontage.
James H. Stewart
and Associates, Inc.
103 S. Meldrum Street
P.O. Box 429
Ft. Collins, CO 60522
303/482-9331
Fax 303/482-9382