The URL can be used to link to this page

Home My WebLink AboutINDIAN HILLS VILLAGE FINAL PUD - 81 93A - SUBMITTAL DOCUMENTS - ROUND 1 - VARIANCE REQUEST (3)r. May 17, 1994 Ms. Kirsten Whetstone Planning Department City of Fort Collins P.O. Box 580 Fort Collins, CO 80522 RE: Indian Hills Village / Variances Dear Kirsten: Following up my recent meeting with you and Mike, we have agreed to Mike's suggestion that we drop the variance request for seven foot parking and instead pick up the one foot that the project needs by reducing the sidewalk from four feet to three feet. These changes have been reflected in the Plat and Utility plans. Sincerely, Jo*tKXr J. Pr6uty Pre i ent dk cc: Mike Herzig 3307 South College Avenue, Suite 200, Fort Collins, CO 80525 welfare and in fact will result in a project that is equal or better than it otherwise would be. 5. A variance for curve radiuses permitting less than the standard 240 feet (30 mph design speed) is requested as follows: Radius #1 variance from 240 feet to 100 feet, radius #2 variance from 240 feet to 100 feet, radius #3 variance from 240 feet to 100 feet, and radius #12 variance from 240 feet to 165 feet. The design speed for this project is 15 mph which is dictated by these right-of-way curve radius constraints. This design speed of 15 mph will not be exceeded in this project for the following reasons: a) a complete stop and / or right-angle turn is required to enter project requiring vehicle speeds of less than 15 mph as you enter project; b) vehicles proceed around the circular right-of-way on a relatively narrow 20 foot wide asphalt roadway which limits vehicle speeds to under 15 mph; c) landscape offsets occur regularly both on the right and left-hand side of street requiring vehicles to travel at design speed of 15 mph or less; d) four right-angle turns around circle loop and undulating character of this right-of-way require traffic to proceed at 15 mph or less; and e) the two dead end Local Access streets are less than 150 feet long requiring traffic to proceed at 15 mph or less. Accordingly, the design speed of this project will not be exceeded. This variance is required by the pre-existing 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, G U .tftRichard A. Ru. & L.S. President ``` A. RU '4• 0 t , �G% TEgo RyF�.�'% *: 5028 - ,,� �F•OF� CoV31 � 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 lots on the Local Access Streets are within 150 feet of the residential street and therefore do not cause a problem for fire fighting. The sidewalks would be reduced from 4 feet to 3 feet, the parking would be 8 feet wide, and the driving lanes would remain 10 feet wide. The utility easements on either side of the street would be widened from 9 feet to 14 1/2 feet. The 8 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 caused by the utilities which are already installed and in place including an operational sewer line from Indian Hills West. Because of the existing utilities, 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 the southeast Local Access Street allowing a public hammerhead turn -around at the end designed to meet City of Fort Collins alley hammerhead specification. The justification for this is the low amount of traffic which will occur and will require turn -around for this street. Fire department access requirements are met because this Local Access Street is less than 150 feet long and no fire department equipment will be proceeding down it or required to turn around at the end of same. This variance is required by the pre-existing 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. 4. A variance of the northwest Local Access Street whereby egress loop 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 Indian Hills Village 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. Fire department access requirements are met because this Local Access Street is less than 150 feet long and no fire department equipment will be proceeding down it or required to turn around at the end of same. This variance is required by the pre-existing constraints of the project as described above. Granting this variance will not adversely affect the public health, safety or �lu✓i� 41 STEWARF&LASSOCIATES Consulting Engineers and Surveyors May 18, 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 Indian Hills Village located at the intersection of East Stuart Street and Stover Street. The variances are as follows: 1. A variance of the right-of-way width of a Local Street from 54 feet to 43 feet,Table 1, Page T-1. The sidewalks would be reduced from 4 feet to 3 feet, the parking would be 8 feet wide, and the driving lanes would remain 10 feet wide. The utility easements on either side of the street would be widened from 9 feet to 14 1/2 feet. The 8 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 caused by the utilities which are already installed and in place including an operational sewer line from Indian Hills West. Because of the existing utilities, 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. 2. A variance of the Local Access Street right-of-way from 54 feet to 34 feet and the James H. Stewart and Associates, Inc. 103 S. Meldrum Street P.O. Box 429 Ft. Collins, CO 80522 303/482-9331 Fax 303/482-9382