HomeMy WebLinkAboutMOUNTAIN'S EDGE (FORMERLY 2430 OVERLAND TRAIL - RESIDENTIAL) - PDP - PDP160045 - SUBMITTAL DOCUMENTS - ROUND 3 - VARIANCE REQUESTMarch 6, 2017
City of Fort Collins Development Review
Marc Ragasa
281 N. College Ave.
Fort Collins, CO 80524
(970) 221-6603
Project # 911-007
Mountain’s Edge
Variance Request for Section 7.6.4.C Temporary Turnarounds
Variance description:
This is a request for variance to Standard contained in Section 7.6.4C of the Larimer County Urban Area
Street Standards which pertains to Temporary Turnarounds.
Variance to this standard will allow for the Mountains’ Edge development to utilize private streets as the
temporary turnaround for the proposed temporary dead-end street (Street F).
Technical Design Criteria:
Section 7.6.4C: At locations where a street will be temporarily terminated with access provided from
the street and the street is planned to be extended with future development, a temporary turnaround
shall be constructed. The turnaround shall have a minimum radius of 50 feet to the edge of the
completed dead-end street. Refer to Figure 7-26. No curb and gutter is required on temporary
turnarounds.
Variance Justification Criteria:
The professional Engineer must determine and state that the variance will not be detrimental to the
public health, safety and welfare, will not reduce design life of the improvement nor cause the Local
Entity additional maintenance costs. The proposed plan (as varied) must advance the public purpose of
the standard sought to be varies equally well or better than would compliance with such standard.
Identifying the Issue:
Street F is proposed to be extended to the northern property boundary to provide access to the
adjacent northern property at the time of future development. Street F is proposed to be terminated as
a temporary dead-end.
The Mountain’s Edge project proposes multiple private drives (Private Drive B, D, and E) that connect to
Street F and wrap around to connect to Blue Grass Drive. In lieu of a temporary turnaround with a
radius of 50’ for Street F, this project proposes that the private access drives act as the temporary
turnaround.
Justification:
There are multiple reasons that Private Drives B, D, and E will be sufficient as a temporary turnaround
for Street F. These reasons include design for emergency vehicles, easements, and location of private
drives accesses in relation to Street F.
First, the private drives have been designed to provide access for emergency vehicles, including turning
radius and width. It is expected that all private vehicles and emergency vehicles will have no trouble
traversing these drives for turnaround purposes.
Second, the private drives are proposed as tracts with blanket access easements. These access
easements will provide the required easements associated with a temporary turnaround.
Third, there are no residences taking access from Street F further north of the access for Private Drive E.
Therefore, no lots will be stranded without a turnaround available.
We do not feel that this variance will be detrimental to the public health, safety or welfare, nor will it
reduce the design life of any public roadway or cause the City of Fort Collins additional maintenance
costs.
Please call if you have any questions.
Sincerely,
Stephanie Thomas, P.E.
Project Engineer