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HomeMy WebLinkAboutTHE DISTRICT @ CAMPUS WEST - PDP - PDP120003 - CORRESPONDENCE - VARIANCE REQUESTADDRESS: 200 S. College Ave. Suite 10 Fort Collins, CO 80524 PHONE: 970.221.4158 FAX: 970.221.4159 WEBSITE: www.northernengineering.com Administrative Engineering Variance Request Letter Date: January 25, 2011 Project: The District at Campus West Project No. 670-001 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 Langenberger: Introduction As you are aware, the Larimer County Urban Area Street Standards (LCUASS) – Repealed and Reenacted April 1, 2007 governs the design and construction of all public transportation improvements within the City of Fort Collins (aka, the Local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.B. 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. The District at Campus West Administrative Engineering Variance Request 2 The variances requested with this letter are driven primarily by the condition of the existing streets surrounding the site, as well as the desire to create a more urban, pedestrian-centered streetscape environment as opposed to the suburban, residential feel that often results from strict adherence to LCUASS. The infrastructure along West Plum Street predates LCUASS, and consequently, much of it does not meet current standards. When matching or maintaining existing roadways that do not satisfy LCUASS, it is not feasible for new improvements to explicitly comply with said criteria. The requested variances have been categorized into the four (4) main streets to which they apply; West Plum Street, City Park Avenue, Bluebell Street, and Aster Street. The variances for each street are outlined in the tables below. Table 1 – West Plum Street DESIGN ELEMENT PROPOSED DISTRICT AT CAMPUS WEST Existing Condition Current City Standard Minimum Adjusted Standard a LCUASS Reference CROSS SECTION Roadway Width 40' 40' 50' 38' Figure 7-5F Right-of-Way Width (north half) 31.5' varies (15' - 25') 38' 29' Figure 7-5F Travel Lanes 12' 14' 11' 11' Figure 7-5F Bike Lanes 8'6'8'7' Figure 7-5F Parkway Width 5.5' none 8' 10' combined w/sidewalk b Figure 7-5F Sidewalk Width c 8' detached varies (0' - 3', att.) 5' detached 10' combined w/parkway b The District at Campus West Administrative Engineering Variance Request 3 Table 2 – City Park Avenue DESIGN ELEMENT PROPOSED DISTRICT AT CAMPUS WEST Existing Condition Current City Standard LCUASS Reference CROSS SECTION Roadway Width 40' 40' 30' Figure 7-9F Right-of-Way Width (east half) 28.5' 25' 25.5' Figure 7-9F Travel Lanes 13' 13' 8' a Figure 7-9F Bike Lanes shared shared shared b Figure 7-9F Parkway Width 3.5' none 6' Figure 7-9F Sidewalk Width c 5' detached 2' attached 4.5' detached Figure 7-9F Curb and Gutter 30" vertical Hollywood 30" vertical Figure 7-9F Horizontal Clearance for Sidewalks d 3.5' typ. 0.8' min. N/A 1' - 2' Figure 16-1 UTILITIES Utility Easement e none none 9' Figure 7-5F a. The typical LCUASS section includes a two-way, centered 16' travel lane. b. LCUASS stipulates that bicyclists are to share the travel lane with motor vehicles on residential local streets. c. The entire 5' width specified is provided within the right-of-way throughout. d. The proposed clearance includes 0.5' of over-sized walk within the public right-of-way. e. Per the Utility Coordination Meeting held August 16, 2011, no additional roadside utility easements were necessary. The District at Campus West development has relatively minimal frontage along City Park Avenue. The District at Campus West Administrative Engineering Variance Request 4 Table 3 – Bluebell Street DESIGN ELEMENT PROPOSED DISTRICT AT CAMPUS WEST Existing Condition Current City Standard LCUASS Reference CROSS SECTION Roadway Width 30' 40' 30' Figure 7-9F Right-of-Way Width 50' 50' 51' Figure 7-9F Travel Lanes 8' 13' 8' a Figure 7-9F Bike Lanes shared shared shared b Figure 7-9F Parkway Width 5.5' none 6' Figure 7-9F Sidewalk Width c 8' detached 3' attached 4.5' detached Figure 7-9F Curb and Gutter 30" vertical Hollywood 30" vertical Figure 7-9F Cross Slope 3% 3% 1.5% - 4% Section 7.4.2 Horizontal Clearance for Sidewalks d 2' min. N/A 1' - 2' Figure 16-1 VERTICAL ALIGNMENT Minimum Flowline Grade 0.31% 0.04% 0.50% Section 7.4.1.B.2 UTILITIES Utility Easement e none none 9' Figure 7-5F Minimum Depth The District at Campus West Administrative Engineering Variance Request 5 Table 4 – Aster Street DESIGN ELEMENT PROPOSED DISTRICT AT CAMPUS WEST Existing Condition Current City Standard LCUASS Reference CROSS SECTION Roadway Width 34' 40' 30' Figure 7-9F Right-of-Way Width 50' 50' 51' Figure 7-9F Travel Lanes a 9.5' 13' 8' Figure 7-9F Bike Lanes shared shared shared b Figure 7-9F Parkway Width 5.5' none 6' Figure 7-9F Sidewalk Width c 8' detached 3' attached 4.5' detached Figure 7-9F Curb and Gutter 30" vertical Hollywood 30" vertical Figure 7-9F Cross Slope 1.5% (no crown) 1.5% - 3% (slight crown) 1.5% - 4% (crowned) Section 7.4.2 Horizontal Clearance for Sidewalks d 2' min. N/A 1' - 2' Figure 16-1 VERTICAL ALIGNMENT Minimum Flowline Grade 0.51% 0.52% 0.50% Section The District at Campus West Administrative Engineering Variance Request 6 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. While there will be additional public sidewalk to maintain where it previously did not exist (or existed in an inadequate condition), the obligation resides with the adjacent private property owner(s), not the City. In fact, it could be argued that the District at Campus West project as a whole will result in a reduced burden to the City due to the vacations of Daisy Street and Columbine Street. The Developer does acknowledge that any increased sidewalk widths beyond the LCUASS minimums for the respective street classification are not eligible for reimbursement from the City’s Street Oversizing Department. The requested variances will not be detrimental to the public health, safety, or welfare. Rather, the proposed improvements serve to substantially enhance the experience of cyclists and pedestrians utilizing this corridor, which is one of the heaviest traveled multimodal conduits into Colorado State University’s main campus. Portions of missing and inadequate sidewalks will be replaced with wide, detached walks lined with interesting landscaping, street trees, seat walls, and other design features. Not only does this create a great pedestrian environment, but it also will improve the capacity of the on-street bike lanes by keeping pedestrians – who previously had to share the bike lane where sidewalks did not exist – a safe distance from automobile and bicycle traffic. The variances proposed with the District at Campus West development combine to provide a plan that advances the public purpose of the LCUASS sections 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 constrained existing conditions, both on-site and where matching adjacent improvements. The proposed alternative design will result in a far superior public street environment over that prescribed by LCUASS. Additionally, the proposed District at Campus West project helps fill a much needed demand for safe, modern, student housing. Its proximity to campus and commercial services allows for a significantly reduced carbon footprint, and a substantial reduction in resource consumption and impact on the City as a whole. The District at Campus West student housing community aligns perfectly with the vision of both City Plan and the Campus West Community Commercial District Planning Study Report, and will upgrade an area of town in dire need of improvement. Please feel free to contact me if you have any questions. Sincerely, Nicholas W. Haws, PE , LEED AP cc: Marc Virata, PE – City of Fort Collins Engineering Development Review Ted Shepard – City of Fort Collins Community Development and Neighborhood Services | Current Planning Derek Anderson – Ft. Collins Student Housing, LLC Linda Ripley – Ripley Design, Inc. 01/25/12 7.4.1.B.2 UTILITIES Utility Easement e none none 9' Figure 7-5F Minimum Depth f 1.5' 1.5' 2.0' Section 12.2.2 a. The typical LCUASS section includes a two-way, centered 16' travel lane. b. LCUASS stipulates that bicyclists are to share the travel lane with motor vehicles on residential local streets. c. 8' represents the total, typical sidewalk width. A 6' width is provided within the right-of-way throughout. d. The proposed clearance listed does not include the 3.5' of over-sized walk within the public right-of-way. e. Per the Utility Coordination Meeting held August 16, 2011, no additional roadside utility easements were necessary. f. Existing and proposed depths listed are from top, outside of pipe to finished roadway surface; whereas Section 12.2.2 measures to scarified subgrade. Aster Street is the only “dead-end” street to remain with the proposed District at Campus West development. The north end of Aster Street terminates into the parking lot of the Kappa Kappa Gamma sorority. Two properties front the east side of Aster Street; a parking lot and a single-family residence, both owned by the Gamma Phi Beta sorority. The proposed street section is intended to meet or exceed the applicable LCUASS elements, while maintaining the character and pedestrian streetscape of the rest of the project. In order to do this, the western curb and gutter will be shifted east before tying back into the parking lot to the north. Due to the relatively short length of road, and in order to match the existing Kappa Kappa Gamma parking lot grades, it is not practical to provide a crown, as typically required by LCUASS. Instead, the District at Campus West proposes a west-to-east cross slope for the entire street section. f 1.5' 1.5' 2.0' Section 12.2.2 a. The typical LCUASS section includes a two-way, centered 16' travel lane. b. LCUASS stipulates that bicyclists are to share the travel lane with motor vehicles on residential local streets. c. 8' represents the total, typical sidewalk width. A 6' width is provided within the right-of-way throughout. d. The proposed clearance listed does not include the 3.5' of over-sized walk within the public right-of-way. e. Per the Utility Coordination Meeting held August 16, 2011, no additional roadside utility easements were necessary. f. Existing and proposed depths listed are from top, outside of pipe to finished roadway surface; whereas Section 12.2.2 measures to scarified subgrade. Bluebell Street is the only street that is bordered on both sides by the proposed District at Campus West project. Existing multi-family development exists along Bluebell Street to the north, with Sunstone Condos on the west side of the road and the Zeta Tau Alpha sorority house on the east side. The proposed cross section of Bluebell Street near the intersection of Plum Street matches the LCUASS flowline-to-flowline width of 30’. The District at Campus West is requesting significantly larger detached sidewalks, and a slightly narrower parkway than what LCUASS Figure 7-9F would dictate. This is to help maintain an urban character and vibrant pedestrian streetscape, preferred not just by the proposed development, but described in the CWCCDPSR as well. This modified street section would transition towards the northern property boundary to tie-in to the existing portion of Bluebell Street. Flowline grades will be improved to the extent feasible; however, the existing conditions do not afford significant opportunity to adjust the vertical design. However, of the frontage that it does have, the pedestrian network is severely deficient. The roadway has the old “Hollywood” mountable curb and gutter section with an attached sidewalk only 2’ to 3’ wide. This project proposes to create a 5’ detached sidewalk with a 3.5’ parkway. This will provide greater separation from pedestrians and the cars parked parallel along City Park Avenue, while also supplying ample width for pedestrian traffic. The parkway and sidewalk widths proposed will provide a substantial improvement to the area given the existing on-site and adjacent off-site conditions, as well as the spatial constraints. Figure 7-5F Curb and Gutter 30" vertical varies (Hollywood) 30" vertical 6" vertical (no gutter seam) Figure 7-5F Horizontal Clearance for Sidewalks d 3.0' typ. 1.7' min. N/A 1' - 2' N/A Figure 16-1 UTILITIES Utility Easement e none none 9' possible 9' ? Figure 7-5F Minimum Depth f 1.5' 1.5' 2.0' N/A Section 12.2.2 a. This non-official alternative is identified in the Campus West Community Commercial District Planning Study Report (Dec. 2001). b. The previous planning recommendation for West Plum St. contained 10' attached sidewalks with 5'x7' tree grates. c. 8' represents the total, typical sidewalk width. A 6' width is provided within the right-of-way throughout. d. The proposed clearance includes 1' of over-sized walk within the public right-of-way. e. Per the Utility Coordination Meeting held August 16, 2011, no utility easement along Plum St. is necessary. f. Existing and proposed depths listed are from top, outside of pipe to finished roadway surface; whereas Section 12.2.2 measures to scarified subgrade. While the Campus West Community Commercial District Planning Study Report (CWCCDPSR) is not an enforceable engineering document, it does do a great job at inventorying the existing conditions in this area. Not only are the deficiencies in the public transportation system identified, but the right-of-way limitations and other constraints are well documented. As a result, the CWCCDPSR developed a preliminary “Minimum Adjusted Standard” street section for West Plum Street. Again, this is not an official LCUASS cross section, but it is included in the table above as a point of reference. The street section for West Plum proposed with the District at Campus West development exceeds the CWCCDPSR Minimum Adjusted Standard in virtually every category. Additionally, the proposed cross section offers vast improvement over the existing condition, particularly with respect to pedestrian and bicycle transit.