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HomeMy WebLinkAboutVariance Requests - 06/01/2022 5265 Ronald Reagan Blvd., Suite 210 Johnstown, CO 80534 970.800.3300 • GallowayUS.com June 01, 2022 City of Fort Collins Engineering Department 281 North College Avenue Fort Collins, CO 80522 RE: Bloom Filing One – 4 feet Access Easement, 11 feet Utility Easement Variance Dear Dave Betley, Galloway, on behalf of Hartford Homes and in support of the Bloom project currently under review, is providing the following written justification for 4 feet access easements with 11 feet utility easements along Greenfields Drive and International Boulevard per the request of the City of Fort Collins. A) Identification of the standard to be waived or varied and why the standard is unfeasible or is not in the public interest. A variance is requested for the utility easement along Greenfields Drive and International Boulevard. The City of Fort Collins typically requires a 15’ utility easement, per chapter 7 of LCUASS standards, but due to site specific, spatial restraints and the need to meet additional city requested access requirements (10’ sidewalk), a 15’ utility easement is not feasible. Thus a variance is being requested from 15’ utility easements to 4’ access easements with 11’ utility easements. A minimum of 9’ separation will be kept between back of walk and roof/landscape drains. B) Proposing Alternate Design. Identification of the proposed alternative design or construction criteria. Along Greenfields Drive and International Boulevard, a proposed 4’ access easement with 11’ utility easement. This will accommodate the city directed 10’ sidewalks required by the city throughout the proposed development along with the associated dry utilities. C) A thorough description of the variance request including impact on capital and maintenance requirements, costs, and how the new design compares to the standard. The City of Fort Collins requires additional width to the city standard 6’ sidewalks access to areas of the proposed development for trail connectivity on city-maintained infrastructure. The requested variance will allow the city the access requested without hinderance creating no impact on maintenance costs. Hartford Homes Bloom – Filing one May 25, 2022 Galloway & Company, Inc. Page 2 of 2 D) Justification. 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 varied equally well or better than would compliance with such standard. The proposed variance will provide the city the required access for maintenance and therefore cause no adverse impacts on maintenance costs. There is no impact on public health, safety, or welfare of the future homeowners. Sincerely, GALLOWAY James Prelog, PE Civil Engineering Project Manager JamesPrelog@GallowayUS.com cc: 5265 Ronald Reagan Blvd., Suite 210 Johnstown, CO 80534 970.800.3300 • GallowayUS.com June 01, 2022 City of Fort Collins Engineering Department 281 North College Avenue Fort Collins, CO 80522 RE: Bloom Filing One – Greenfields Drive Curve and Tangent Variance Request Dear Dave Betley, Galloway, on behalf of Hartford Homes and in support of the Bloom project currently under review, is providing the following written justification for the curve radius and tangent length along Greenfields Drive, per the request of the City of Fort Collins. A) Identification of the standard to be waived or varied and why the standard is unfeasible or is not in the public interest. A variance is requested for the curve radius and tangent length along Greenfields Drive. Per chapter 7 of LCUASS standards, The City of Fort Collins typically requires a 1075’ minimum centerline radius and a minimum tangent length of 200’ for a 2 lane arterial. However, due to site specific, spatial restraints (alignment to the north and south of the railroad crossing, a 1075’ centerline radius and 200’ tangent length is not feasible. Thus a variance is being requested from 1075’ radii to 600’ radii and 200’ tangent length to 50’. B) Proposing Alternate Design. Identification of the proposed alternative design or construction criteria. Along Greenfields Drive a variance is being requested to allow 600’ centerline curve radius and minimum 50’ tangent length. C) A thorough description of the variance request including impact on capital and maintenance requirements, costs, and how the new design compares to the standard. The City of Fort Collins requires 1075’ centerline radius and 200’ tangent length for a roadway of Greenfields Drive classification. The variance would have this road built with 600’ centerline radius and minimum 50’ tangent length and essentially use the LUCASS standard for a Major collector. This variance would cause no impact on maintenance costs as the roadway would still follow the proposed section associated with the arterial section thus no added or special maintenance would be required. Hartford Homes Bloom – Filing one May 25, 2022 Galloway & Company, Inc. Page 2 of 2 D) Justification. 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 varied equally well or better than would compliance with such standard. The proposed variance allows Greenfields Drive to function within the spatial restraints created by the site. The change to a commonly used radius will cause no impact to maintenance costs. A 2 lane arterial and a major collector (600’ radius road classification) have posted speed ranges that overlap meaning the variance will allow the roadway to function with no impact to public health, safety and welfare. Sincerely, GALLOWAY James Prelog, PE Civil Engineering Project Manager JamesPrelog@GallowayUS.com cc: 5265 Ronald Reagan Blvd., Suite 210 Johnstown, CO 80534 970.800.3300 • GallowayUS.com June 01, 2022 City of Fort Collins Engineering Department 281 North College Avenue Fort Collins, CO 80522 RE: Bloom Filing One – Delozier Road Variance Request Dear Dave Betley, Galloway, on behalf of Hartford Homes and in support of the Bloom project currently under review, is providing the following written justification for the Delozier Road layout, per the request of the City of Fort Collins. A) Identification of the standard to be waived or varied and why the standard is unfeasible or is not in the public interest. A variance is requested for the Delozier Road layout south of International Boulevard. Per chapter 7 of the LUCASS standards The City of Fort Collins requires a road section as shown in Figure 7-5F (attached to this letter). This road section is built with an 81’ continuous right-of-way. Due to site restraints a variance is being requested to use a split right-of-way with a 30’ easement on centerline. (Please see attached exhibit showing proposed layout) B) Proposing Alternate Design. Identification of the proposed alternative design or construction criteria. A variance is requested to use a split right-of-way for the lay out of Delozier Road south of International Boulevard (see attached exhibit). C) A thorough description of the variance request including impact on capital and maintenance requirements, costs, and how the new design compares to the standard. The City of Fort Collins requires that a collector with parking be built to the specification shown in figure 7-5F (attached). The variance, with split right-of-way, would create a 30’ easement for utilities to maintain the existing easements for these utilities for use and maintenance purposes. This would eliminate the conflict between current utility easement location and proposed roadway improvements such as sidewalks further reducing impact on maintenance costs. Hartford Homes Bloom – Filing one May 25, 2022 Galloway & Company, Inc. Page 2 of 2 D) Justification. 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 varied equally well or better than would compliance with such standard. The proposed variance allows Delozier Road to function inside of the spatial restraints of the site. The proposed variance maintains the maintenance costs and eliminates utility easement conflicts with proposed improvements. The split right-of-way causes no impact on the health, safety, and welfare of the public. Sincerely, GALLOWAY James Prelog, PE Civil Engineering Project Manager JamesPrelog@GallowayUS.com cc: r "YFORT COLLINS ONLY 81' ROW (MIN.) 8.5' 8.5'X- 54' ROADWAY—jTKWY ______PKWY Park' (MIN.) ^Buffer \Y Park ^Buffer-!UTIL. ESM'T. .■m BIKE _?J-ANE , 9' TuTiir7 BIKE 11 11LANEESM'T.7" TRAVEL TRAVEL8' 8'5'5' 1MIN. FENCE SETBACK WALK (MIN) WALK (MIN)PARK PARK 6'13'12' BIKE LANE Bike Lane Buffer BIKE_EFT TURN12'12'LANE 7/'-Bike Lane Buffet TRAVEL TRAVEL 54' Roadway -X INTERSECTIONS (WHERE NEEDED) ROADWAY WIDTH: 54' RIGHT OF WAY WIDTH: 81' (min.) plus 18' (min.) utility easement. TRAVEL LANES: Two lanes, 81' (min.) plus 18' (min.) utility easement. LEFT TURN LANES: 12' wide at intersections where needed. BIKE LANES: Two lanes, 5' or 6' wide lane, 3' wide painted buffer. PARKING: Two lanes, 8' wide; parking may be removed at certain locations to provide a left turn lane at intersections where needed. PARKWAY: 8' (min.) width. Additional width optional. SIDEWALK: 5' (min.) width. Additional width may be required for higher pedestrian traffic within and leading to activity areas or as required by Area Plans. MEDIAN: Not required, except where necessary to control access and/or to provide pedestrian refuge, additional roadway and ROW width may be required. WHERE USED: These specifications shall apply as required by the Local Entity, when a Collector street is shown on the Master DESIGN SPEED: 40 MPH SPEED LIMIT: 25-30 MPH ACCESS: Access will be limited. Points of access must be approved by the Local Entity. CONTINUITY: The street shall be continuous for no more than 1320 feet. FENCES: Fences shall be setback a minimum of 2' from back of sidewalk or on the properly line, whichever is greater. CURB AND GUTTER: Vertical curb and gutter. JV r COLLECTOR - WITH PARKING LARIMER COUNTY URBAN AREA STREET STANDARDS REVISION NO: FIGURE 7-5F DESIGN FIGUREV DATE: 07/01/21 This information is copyrighted by Galloway & Company, Inc. All rights reserved.Hartford Homes 04.28.2022 DELOZIER EXHIBIT OPTION BBLOOM SCALE: 1"=20' 0 10 20 5265 Ronald Reagan Blvd., Suite 210 Johnstown, CO 80534 970.800.3300 • GallowayUS.com June 01, 2022 City of Fort Collins Engineering Department 281 North College Avenue Fort Collins, CO 80522 RE: Bloom Filing One – 5 feet Utility Easement Variance Dear Dave Betley, Galloway, on behalf of Hartford Homes and in support of the Bloom project currently under review, is providing the following written justification for 5 feet utility easements along the proposed cottage home product types, south of the single-family homes, per the request of the City of Fort Collins. A) Identification of the standard to be waived or varied and why the standard is unfeasible or is not in the public interest. A variance is requested for the utility easements of the proposed cottage home product types, south of the single-family homes. The City of Fort Collins typically requires a 9’ utility easement, per chapter 7 of LCUASS standards, but due to site-specific, spatial restraints, a 9’ utility easement is not feasible. Thus, a variance is being requested from 9’ utility easements to 5’ utility easements. B) Proposing Alternate Design. Identification of the proposed alternative design or construction criteria. In the proposed cottage home product types, south of the single-family homes; a proposed 5’ utility easement is requested when gas will not service homes. C) A thorough description of the variance request including impact on capital and maintenance requirements, costs, and how the new design compares to the standard. The City of Fort Collins has a stated goal of going all electric and the cottage home type aims to provide for that direction. Gas has been removed for these homes which will lessen maintenance costs and reduce the cost to develop the proposed cottage home products. D) Justification. 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 Hartford Homes Bloom – Filing one May 25, 2022 Galloway & Company, Inc. Page 2 of 2 purpose of the standard sought to be varied equally well or better than would compliance with such standard. The proposed variance will reduce maintenance costs and reduce development costs for the proposed development. There is no impact on public health, safety, or welfare of the future homeowners. Sincerely, GALLOWAY James Prelog, PE Civil Engineering Project Manager JamesPrelog@GallowayUS.com cc: