HomeMy WebLinkAboutMONTAVA PUD - ODP180002 - MONTAVA SUBMITTAL DOCUMENTS - ROUND 3 - VARIANCE REQUEST (5)January 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 - Three Leg “Y” Street Intersections
Issue Identification:
Per LCUASS Chapter 8 – Intersections, section 8.2.3 Angle of Intersection, the standard states:
New crossing roadways should intersect at 90 degrees whenever possible. In no case shall they intersect at
less than 80 degrees or more than 100 degrees.
While a majority of all new intersections are 4 leg intersections where compliance with the Angle of
Intersection requirements makes good sense, the modified street grid within the Montava PUD Master Plan
includes several three leg “Y” street intersections (hereafter called three leg intersections), a design in which
it is impossible for all three legs to comply. At the three leg intersections, at least two of the streets
intersect at greater than 100 degrees.
A variance to the standards outlined in section 8.2.3 is requested to allow for 3 leg intersections with street
intersection angles of greater than 100 degrees.
Proposed Alternate Design:
The proposed three leg intersections will provide an approximate angle between intersecting streets of 120
degrees. The attached exhibit also shows two enlarged three leg intersection details of the typical condition
for a local street intersecting with another local street and a collector street intersecting with a local street.
Comparison to Standards:
The proposed three leg intersections will provide an approximate angle between intersecting streets of 120
degrees which is greater than the 100 degrees the standard allows. There is no foreseen adverse impact to
capital and maintenance costs relating to this variance request.
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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.
An exhibit showing the general locations of the proposed three leg Intersections in the Montava PUD Master
Plan is attached to this letter in support of this variance request. The three leg intersections with 120 degree
intersection angle will allow for better sight angles for vehicles navigating the intersection.
It is acknowledged by the design team and the developer that many design elements contribute to a safe
and functional intersection not only the angle of intersecting roadways. Some of these design elements
include: lane alignments, vertical profiles, turn lane configurations, design vehicles, curb return radii, curb
return grades, traffic islands, striping, signage, pedestrian crossings, bike lanes and crossings, on-street
parking, landscape and hardscape designs and intersection control.
We request, therefore, approval of this variance from the requirements of LCUASS section 8.2.3, Angle of
Intersections, to allow three leg intersections with intersecting legs of greater than 120 degrees, conditioned
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upon roadway plans for such three leg intersections to be submitted with the final development plan (FDP)
which will address all other design requirements for a safe and functional intersection.
The proposed three leg intersections will be designed to function safely and efficiently. This variance is not
foreseen to be detrimental to the public health, safety, and welfare since the sight distances at such
intersections will be better than those provided at intersections that comply with the standard. Finally, the
design life of the improvements will not be reduced as a result of the angle of intersection variance.
Sincerely,
Peter Buckley, PE
CO PE #40671
Attachments:
Montava PUD Three Leg Intersections
Montava PUD Three Leg Intersections - General Locations
Montava PUD Three Leg Intersections
01/22/19
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Sheet Number:
Project Number:
Project:
Client:
/USERS/MATT/ELC/SHARED/PROJECTS-2015_2019/1725-MONTAVA/1725-02-FILES/1725-MASTERPLAN/01-RESOURCE/TITLE_BLOCK/PUD_SUBMITTAL/24X36_TITLE_BLOCK_PUD_CONSULTANT.DWG
Plot Date:9/13/2018 10:34 AM Plotted By: Matthew Lambert
Date Created:9/13/2018
Produced by:
Date:
Revision & Date:
X.X.
X.X.XXX
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HF2M
MONTAVA MONTAVA
OVERALL UTILITY PLAN
PUD MASTER PLAN
01/21/19
DPZ CODESIGN
Y-INTERSECTIONS
Potential Y-Intersections
1 Collector Roadway
2 Local Roadway