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HomeMy WebLinkAboutMONTAVA PUD - ODP180002 - MONTAVA SUBMITTAL DOCUMENTS - ROUND 3 - VARIANCE REQUESTJanuary 22, 2019 Marc Virata Engineering Department Manager 281 North College Avenue Fort Collins, Colorado 80524 RE: Montava PUD – Larimer County Urban Area Street Standards (LCUASS) Variance Request Dear Mr. Virata, Variance Request: Street Cross-Sections Issue Identification: The Montava PUD Master Plan includes deviations from the street cross-sections as outlined in Chapter 7 - Street Design and Technical Criteria. Specifically, section 7.3.1-A makes reference to the City of Fort Collins street sections figures 7-1F through 7-13F. A variance is requested to allow for deviations from the City of Fort Collins street cross-sections to accommodate specific site conditions and the modified block patterns envisioned for the Montava project. Proposed Alternate Design: The proposed street cross sections vary from the LCUASS City of Fort Collins street cross sections by a change in one or more of the following street components: right-of-way (ROW) width, roadway width, parkway width, medians or fence setbacks. The specific alternate designs are as follows: 1. Commercial Local with Bike Lanes– Request for modified street section (Street 5A): a. Refer to Attachment 1 for reference. b. Comparison to Standards and Justification: i. Increase roadway width by 2’ from 50’ to 52’ to allow for wider parking lanes. Parking lanes increase in width by 1’ from 7’ to 8’. 2. Commercial Local without Bike Lanes– Request for modified street section (Street 5B): a. Refer to Attachment 2 for reference. b. Comparison to Standards and Justification: i. Increase roadway width by 2’ from 34’ to 36’ to allow for wider parking lanes and safer parking. Parking lanes increase in width by 1’ from 7’ to 8’. ii. Reduce minimum ROW width by 6’ from 72’ to 66’. 3. Narrow Residential Local – Request for modified street section (Street 6B): P a g e 2 | 4 a. Refer to Attachment 3 for reference. b. Comparison to Standards and Justification: i. Reduce roadway width by 3’ from 30’ to 27 by eliminating parking on one side and parking shall be on one side only; ii. Allow a narrow residential local in less urban areas and provide wider parkway and sidewalks. 4. Connector Local with Attached Green – Request for modified street section (Street 7B) a. Refer to Attachment 4 for reference. b. Comparison to Standards and Justification: i. Increase roadway width by 12’ from 36’ to 48’; ii. Remove sidewalk from ROW on one side and provide sidewalk easement on private property. 5. Local Paired One-way – Request new street section (Street 8) a. Refer to Attachment 5 for reference. b. Comparison to Standards and Justification: i. Provide ROW width of 45’ for each side of one-way streets; ii. Provide roadway width of 20’ for each side of one-way streets, iii. Provide private center median. 6. Industrial Local – Request for modified street section (Street 9) a. Refer to Attachment 6 for reference b. Comparison to Standards and Justification: i. Reduce parkway width by 0.5’ from 6.5’ to 6 to allow for 5’ wide sidewalk while maintaining 66’ ROW width. 7. Variance request for fencing setbacks from street rights-of-way a. We request elimination of minimum fencing setbacks along street rights-of-way except along Industrial Locals. Montava’s development standards address fencing setbacks, accounting for concerns about shy distances. The sidewalks proposed for all local streets in Montava are wider than the minimum required in LUCASS, as well as nearly all of Montava’s streets. Additionally, the fencing that existing standards anticipate along Arterials and Collectors are not supported by Montava’s design or development standards. Rather than erecting subdivision walls or sound walls, Montava treats Arterial and Collector streets traversing the project as part of the project, treating them with the same care and quality of design as local streets. In some cases, buildings will face towards these roadways, especially along Collectors. In other cases, landscaped open space buffers line more major Arterials. And finally, the sides of properties are also aligned along larger roadways, which will feature architecturally integral fencing and landscape at those edges. Generally, sidewalks along Arterials and Collectors are large enough to accommodate shy distance concerns. Where there is a concern with shy distance, Montava’s development standards require lower height fencing or additional fencing setback to provide sufficient sidewalk space. Fencing location, material, and scale is integral to Montava’s design, and coordinated with the architectural vision of each type of building and neighborhood. P a g e 3 | 4 Exhibits of the City of Fort Collins street section alongside the proposed street cross-section are attached to this letter in support of this variance request. Justification Montava’s design implements key aspects of the subarea plan and the City’s mixed-use goals. In order to accomplish these, the development will take the form of seamless neighborhoods and centers, supported by calm, walkable streets unfrosted by active and human-centric buildings. This requires a greater diversity of streets and a reduction of barriers and buffers between uses and neighborhoods. Compatibility between uses and intensity of development is handled by gradually increasing and decreasing development intensity by controlling the form and scale of buildings as well as the diversity of activities that take place within them. Street design is intended to stitch these uses together, not separate them. The variances sought provide a wider range of local street conditions and coordinate the design of collectors and arterials with adjacent site and buildings. These are necessary to achieve a connected and integrated series of neighborhoods that support commercial centers, encouraging residents to walk and bike as a primary means of transportation. Generally, the dimensional changes proposed provide more sidewalk and parkway space than standard sections. A few, limited cases, augment or reduce bicycle accommodations in order to promote a roadway character that reduces vehicle speeds and provides a pleasant pedestrian environment. These do not reduce overall bicycle connectivity in any way, however, as the full network of streets and trails provide numerous and frequent bicycle accommodations in every direction, on street and in trails. Additional local street types are added to support key open space, stormwater, and trail features throughout the project. Additionally, new residential locals are provided to account for staff’s concerns with a number of recent developments in the City where the current residential local yield street standard has been built along with alley-loaded housing. In these case’s there are insufficient breaks in parked cars which causes the yield configuration to fail. The proposed residential locals provide the narrowness of roadway desired to control speeds and character while ensuring vehicular movement is unencumbered. Generally, the requested variances are reasonable and related directly to the desired development character communicated in the subarea plan and supported by common mixed-use development practices across the country. There is no foreseen adverse impact to capital and maintenance costs relating to this variance request. This variance is not foreseen to be detrimental to the public health, safety, and welfare nor reduce the design life of the improvement. P a g e 4 | 4 Sincerely, Peter Buckley, PE CO PE #40671 Attachments: Attachment 1 - Commercial Local with Bike Lanes Attachment 2 - Commercial Local without Bike Lanes Attachment 3 - Residential Local Attachment 4 - Connector Local Attachment 5 - Local Paired One-way Attachment 6 – Industrial Local 01/22/19 Montava | ©2018 DPZ CoDESIGn DRAFT 01/01/19 10 STREET TYPES 5a | CoMMERCIaL LoCaL 5A | COMMERCIAL LOCAL Right-of-Way 82 ft Roadway Width 52 ft Transect Zones T5 Parking Lanes 2 Sidewalk 9 ft Parking Width 8 Parkway Type Urban Tree Well Travel Lanes 2 Parkway Width 8 ft Lane Width 10 ft Curb & Gutter Type Vertical Curb Width 0.5 ft Gutter Width 2 ft Bike Facility Type Protected Bike Lanes Bike Lane Width 5 ft Bike Buffer Width 3 ft TYPICAL ADJACENT PRIVATE ALLEY EASEMENT Where buildings exceed 30 ft, additional alley width is required to accom- modate fire access. Two lanes, 7’ wide or 5’ wide with 3’ parking buffer when on-street parking present. . 10’ , plus 18’ (min.) utility easement. 7’ September, 2016 Attachment 1 - Commercial Local with Bike Lanes Montava | ©2018 DPZ CoDESIGn DRAFT 01/01/19 11 STREET TYPES 5B | CoMMERCIaL LoCaL WItHoUt BIKE LanES 5B | COMMERCIAL LOCAL WITHOUT BIKE LANES Right-of-Way 66 ft Roadway Width 36 ft Transect Zones T5 Parking Lanes 2 Sidewalk 9 ft Parking Width 8 Parkway Type Urban Tree Well Travel Lanes 2 Parkway Width 6 ft Lane Width 10 ft Curb & Gutter Type Vertical Curb Width 0.5 ft Gutter Width 2 ft Bike Facility Type Shared lane Bike Lane Width - Bike Buffer Width - TYPICAL ADJACENT PRIVATE ALLEY EASEMENT Where buildings exceed 30 ft, additional alley width is required to accom- modate fire access. Two lanes, 7’ wide or 5’ wide with 3’ parking buffer when on-street parking present. . 10’ , plus 18’ (min.) utility easement. 7’ September, 2016 Attachment 2 - Commercial Local without Bike Lanes Montava | ©2018 DPZ CoDESIGn DRAFT 01/01/19 13 STREET TYPES 6B | RESIDEntIaL LoCaL WItH aLLEYS 6B | RESIDENTIAL LOCAL WITH ALLEYS Right-of-Way 51 ft Roadway Width 27 ft Transect Zones T4, T3 Parking Lanes 1 Sidewalk 5 ft Parking Width 7 ft Parkway Type Continuous Travel Lanes 2 Parkway Width 7 ft Lane Width 10 ft Curb & Gutter Type Vertical Curb Width 1 ft Gutter Width 1 ft Bike Facility Type Shared lane Bike Lane Width - Bike Buffer Width - TYPICAL ADJACENT PRIVATE ALLEY EASEMENT Where buildings exceed 30 ft, additional alley width is required to accom- modate fire access. May be used for residential local streets providing access to single family detached dwellings with driveways. , plus 18’ (min.) utility easement. September, 2016 Attachment 3 - Residential Local Montava | ©2018 DPZ CoDESIGn DRAFT 01/01/19 16 STREET TYPES 7B | ConnECtoR LoCaL WItH attaCHED GREEn - t4, t3 7B | CONNECTOR LOCAL WITH ATT. GREEN (T4, T3) Right-of-Way 66 ft Roadway Width 48 ft Transect Zones T4, T3 Parking Lanes 2 Sidewalk 6 ft Parking Width 8 Parkway Type Varies Travel Lanes 2 Parkway Width 6 ft Lane Width 10 ft Curb & Gutter Type Vertical Curb Width 0.5 ft Gutter Width 1.5 ft Bike Facility Type Striped lane Bike Lane Width 6 ft Bike Buffer Width - TYPICAL ADJACENT PRIVATE ALLEY EASEMENT Where buildings exceed 30 ft, additional alley width is required to accom- modate fire access. providing local access, and in areas without driveways. September, 2016 Attachment 4 - Connector Local Montava | ©2018 DPZ CoDESIGn DRAFT 01/01/19 19 STREET TYPES 8 | PaIRED onE-WaY LoCaL, t5 8 | PAIRED ONE-WAY LOCAL (T5) Right-of-Way 45 ft Roadway Width 20 ft Transect Zones T5 Parking Lanes 1 Sidewalk 8 ft Parking Width 8 Parkway Type Long tree well Travel Lanes 1 Parkway Width 6 ft Lane Width 12 ft Curb & Gutter Type Vertical Curb Width 0.5 ft Specifications are for each side of the Gutter Width 1.5 ft private median. Bike Facility Type Shared lane Bike Lane Width - Bike Buffer Width - TYPICAL ADJACENT PRIVATE ALLEY EASEMENT Where buildings exceed 30 ft, additional alley width is required to accommodate fire access. Montava | ©2018 DPZ CoDESIGn DRAFT 01/01/19 18 STREET TYPES 8 | PaIRED onE-WaY LoCaL, t4, t3 8 | PAIRED ONE-WAY LOCAL (T4, T3) Right-of-Way 45 ft Roadway Width 20 ft Transect Zones T4, T3 Parking Lanes 1 Sidewalk 5 ft Parking Width 8 Parkway Type Continuous Travel Lanes 1 Parkway Width 6 ft & 9 ft Lane Width 12 ft Curb & Gutter Type Vertical Curb Width 0.5 ft Specifications are for each side Gutter Width 1.5 ft of the private median. Bike Facility Type Shared lane Bike Lane Width - Bike Buffer Width - TYPICAL ADJACENT PRIVATE ALLEY EASEMENT Where buildings exceed 30 ft, additional alley width is required to accom- modate fire access. Attachment 5 - Local Paired One-way Montava | ©2018 DPZ CoDESIGn DRAFT 01/01/19 20 STREET TYPES 9 | InDUStRIaL LoCaL 9 | INDUSTRIAL LOCAL Right-of-Way 66 ft Roadway Width 44 ft Transect Zones I Parking Lanes 2 Sidewalk 5 ft Parking Width 10 Parkway Type Continuous Travel Lanes 2 Parkway Width 6 ft Outer Lane 12 ft Curb & Gutter Type Vertical Inner Lane - Bike Facility Type - Median - Bike Lane Width - Bike Buffer Width - Attachment 6 - Industrical Local . September, 2016