HomeMy WebLinkAboutZIEGLER - HARVEST PARK PDP - PDP120033 - SUBMITTAL DOCUMENTS - ROUND 2 - VARIANCE REQUEST1218 W. ASH, STE. C, WINDSOR, COLORADO 80550
TEL. 970.674.3300 – FAX 970.674.3303
March 15, 2013
Mr. Marc Virata
City of Fort Collins
PO Box 580
281 North College Avenue
Fort Collins, Colorado 80522-0580
Re: Harvest Park / Ziegler Mixed Use
Request for Variance #1 Minimum Local Street Design Standards
Dear Marc:
D.P. Investment Group is planning to develop the existing residential lot east of the
Harvest Park subdivision on the west side of Ziegler Road. This development will extend
County Fair Lane through the site where it will intersect with Ziegler Road. The
extension of County Fair Lane will split the property into two parcels, one to the north
and one to the south. The current preliminary design plans show the development of the
southern parcel as well as the roadway design for County Fair Lane. The existing
roadway that terminates in the Harvest Park Subdivision is currently off set from the
existing intersection of Saber Cat Drive and Ziegler Road. In order to align the extension
of County Fair Lane with the existing intersection while keeping the roadway
improvements on the proposed property, the minimum local roadway standards in
LCUASS cannot be met. A variance is requested from Table 7-3 “Fort Collins Street
Standards – Technical Design Criteria” from Chapter 7 in the Larimer County
Urban Area Street Standards to reduce the minimum tangent between curves or at
intersections on local residential streets from 100’ to 41’ for tangent between curves
and from 100’ to 34’ for tangent at intersections.
The proposed property is only 259’ wide and the tangent length between curves and at
the intersection along County Fair Lane has been maximized while maintaining the
minimum centerline radius while adjusting the roadway to line up with the existing
intersection. The design speed and posted speed of County Fair Lane is 25 mph and the
reverse curves are close to the intersection which is a stop condition so the impact that the
driver feels of a shortened tangent length should be minimal.
The southern parcel will be developed as multi-family residential and the driveway
access is located approximately 165’ from the Ziegler intersection. The northern parcel
will be developed in the future as either multi-family residential or commercial but it is
1218 W. ASH, STE. C, WINDSOR, COLORADO 80550
TEL. 970.674.3300 – FAX 970.674.3303
not part of these preliminary design plans. All improvements within the County Fair
Lane right-of-way will be completed including the driveway access to the north parcel.
A variance is requested from Table 7-3 “Fort Collins Street Standards – Technical
Design Criteria” from Chapter 7 in the Larimer County Urban Area Street
Standards to reduce the minimum distance between high volume driveways and
intersections from 175’ to 165’.
The limited frontage along County Fair Lane makes it difficult to locate this drive access
175’ from the Ziegler intersection while maintaining good spacing from the southern
drive access. Following good design procedure, it is proposed to keep the north and
south drive accesses aligned. This variance is only needed in the event that the north
parcel is developed as commercial.
Therefore, it is not anticipated that these variances from the Standards will be detrimental
to the public health, safety, or welfare. Nor will they reduce the design life of the
improvements or cause the City of Fort Collins additional maintenance costs.
Please call me at 970-674-3300 x101 if you have any questions or require any additional
information for the approval of this variance.
Sincerely,
Skylar Brower, P.E.
Colorado Professional Engineer 44248
Interwest Consulting Group
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