HomeMy WebLinkAboutTHE HUB ON CAMPUS - FDP - FDP180011 - SUBMITTAL DOCUMENTS - ROUND 2 - VARIANCE REQUESTkimley-horn.com 1001 Warrenville Road, Suite 350, Lisle, IL 60532 630 487 5550
DESIGN VARIANCES MEMORANDUM
To: Marc Virata
City of Fort Collins
From: Lesley Netzer
Kimley-Horn and Associates, Inc.
Date: May 23, 2018
Re: Hub on Campus, 1415 Elizabeth Street
Design Variance Requests – Water Service
At your request, we respectfully submit the below justification for the variance requests for water service
disconnect at the main line.
Identify Issue:
· Existing fire hydrant lead along the Private Drive must be removed due to its proximity to the
proposed relocated utilities for the proposed development. The proposed utilities are utility
service lines that not only serve the proposed Hub development but also properties to the south
of the development. The fire main is required to be disconnected at the main line but there is not
an easement in place to perform the work off property.
Proposed Alternate Design:
· The fire hydrant lead to be abandoned will be capped at the back of sidewalk, east of the main
line within an existing utility easement.
Comparison to Standards:
· Per Section 3.11(A), of the FCU Design Manual, utilities that are to be abandoned are required to
be abandoned at the main. The fire hydrant lead must be abandoned in order to provide proper
separation of proposed utilities per the City’s standards. Fire hydrant will be replaced within the
Hub property limits.
Justification:
· The Hub is not legally able to disconnect the service without an easement or agreement with the
north property. Various agreements for work have been proposed by the client to the north
property owner and the owner is not willing to cooperate. Therefore, a disconnect will be provided
east of the main within an easement.
kimley-horn.com 1001 Warrenville Road, Suite 350, Lisle, IL 60532 630 487 5550
DESIGN VARIANCES MEMORANDUM
To: Marc Virata
City of Fort Collins
From: Lesley Netzer
Kimley-Horn and Associates, Inc.
Date: May 23, 2018
Re: Hub on Campus, 1415 Elizabeth Street
Design Variance Requests
At your request, we respectfully submit the below justification for the variance requests for access
spacing and elimination of the required right turn lane.
Identify Issue:
1) The proposed property is located along Elizabeth Street between two adjacent property owners
with access to Elizabeth Street. The development is allowed at least one access point to
Elizabeth Street, it’s only right of way access. Per Table 7-3 of LCUASS, access spacing is not
adequate.
2) Per Figure 8-4 of LCUASS, a right turn lane is required at the entrance of the site due to the
proposed right turns during the peak hour, along Elizabeth Street, which has a 30-mph posted
speed limit. Per existing conditions, Elizabeth Street right of way is maximized and right-turn lane
addition is not preferable to the City.
Proposed Alternate Design:
1) An access point will be location along Elizabeth Street to provide access to the development
located approximately half way between adjacent properties. The proposed access is a
modification of the existing access to the site.
2) No right turn lane will be constructed at this time. Per the City’s West Elizabeth Enhanced
Corridor Plan, the City plans to implement a lane reduction and more pedestrian friendly corridor
along Elizabeth Street with added widened bike lanes. Additional turn lanes are not preferable to
the City at this time.
Comparison to Standards:
1) Per Table 7-3 of the LCUASS, the minimum access separation is 460’. The proposed access to
the development will be located approximately halfway between the adjacent parcel access
points along Elizabeth Street but will be approximately 275’ separated from adjacent property
access points. The development’s proposed access maximizes the spacing between the access
points as much as possible. This access will be constructed and maintained by the developer to
ensure safe passage into the development.
2) A right turn lane is not proposed at this time; therefore, no additional costs are anticipated for
design, construction, or maintenance of a proposed right turn lane at this time.
Justification:
1) The modification of the existing access to allow residents and patrons to enter the site will create
no adverse impacts to the public’s health, safety and welfare.
2) The public’s health, safety and welfare will not be impacted with the construction of the proposed
development.
05/23/2018