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Home My WebLink AboutVariance Requests - 07/13/2022 5265 Ronald Reagan Blvd., Suite 210 Johnstown, CO 80534 970.800.3300 • GallowayUS.com July 13, 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. These restraints are the layout of the cottage home type used in this area of the development. The cottage home type has a tighter than average layout with lot lengths that are also shorter than typical. With these homes not requiring the use of gas, a 5’ easement is being requested to maximize the use of the developed space. 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. This 5’ utility easement will include pocket easements (sized through coordination with ELCO) around water meters allowing for full access to water meters in this location. 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. The additional pocket easements (as coordinated with ELCO) around the water Hartford Homes Bloom – Filing one July 13, 2022 Galloway & Company, Inc. Page 2 of 2 meters will allow for full access to the water meter creating no impact on the maintenance of the water infrastructure in this area. 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 reduce maintenance costs for the municipality and reduce overall development costs for the proposed development. The elimination of the gas utility will also serve to further the stated goal for The City of Fort Collins to move to all electric service as well as allowing the proposed varied size of the easement to function without hinderance to other utilities within the same easement. 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 July 13, 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 proposed curve radius and tangent length along Greenfields Drive as submitted in drawings dated 06/01/2022, shown on drawing C9.5- C9.11. Per chapter 7 of the 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 a 1075’ centerline radius and 200’ tangent length is not feasible. These constraints are that Greenfields follows a shared property line to the south setting the southern alignment. To the north, the alignment is set perpendicular to the existing Vine Drive and aligned with the road on the north side of Vine Drive. These two constraints along with the need to intersect the railroad track perpendicularly necessitate the reduced radius and tangent length which coincide with 1 road classification lower (Major Collector). As such, a variance is being requested from 1075’ radii to 600’ radii and 200’ tangent length to 50’ tangent length. B) Proposing Alternate Design. Identification of the proposed alternative design or construction criteria. Along Greenfields Drive a variance is being requested to allow a 600’ centerline curve radius and a minimum 50’ tangent length. Which corresponds to the Major Collector design criteria (one road classification lower than a two lane arterial). Posted speed for a two land arterial and a major collector have overlap between 30-35 mph so posted speed would not exceed that of the lower road class criteria being varied to. 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. Hartford Homes Bloom – Filing one July 13, 2022 Galloway & Company, Inc. Page 2 of 3 The City of Fort Collins requires a 1075’ centerline radius and 200’ minimum tangent length for a roadway of Greenfields Drive classification. The variance would have this road built with 600’ centerline radii and a minimum 50’ tangent length and essentially use the LUCASS standard for a Major collector. The site constraints make the 600’ radius curve the largest possible for this section of roadway. Specifically, the need to intersect the railroad perpendicularly as well as maintain the north and south tie in points necessitate the reduced radii and tangent length. Using 600’ radii curves allows Greenfields Drive to meet the controlling constraint as well as tie into intersecting roadways at the desired locations. In addition, the use of mitigation measures would allow this roadway to function safely for the public. These mitigation measures would be as follows: • Proper signage denoting a 30 mph speed limit (30 mph is a standard posted speed for both a 2 lane arterial and a major collector with 600’ radii per table 7-3 of LCUASS) • Proper signage denoting caution for a reverse curve in the roadway • Proper signage for the railroad crossing as coordinated with the city and rail authority. Through the use of the above mitigation measures this roadway would function safely for the public with the proposed design (as varied). Furthermore, varying the radius and tangent length to 600’ and 50’ would have no impact on maintenance or cost as the roadway would still be constructed using common radii and tangent lengths. 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 of the southern property line restriction, northern existing road tie in location and perpendicular rail crossing. The change to a commonly used radius (the radii of a Major Collector) will cause no impact to maintenance costs. And using the above mentioned mitigation measures would allow the roadway to function safely meaning the variance will have no impact to public health, safety and welfare. Sincerely, GALLOWAY Hartford Homes Bloom – Filing one July 13, 2022 Galloway & Company, Inc. Page 3 of 3 James Prelog, PE Civil Engineering Project Manager JamesPrelog@GallowayUS.com 5265 Ronald Reagan Blvd., Suite 210 Johnstown, CO 80534 970.800.3300 • GallowayUS.com July 13, 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, which are the existing layout of Delozier road to the north, an existing Anheuser Busch sanitary force main private easement, and an existing property owner that will not work with the city or developer, 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 to Donella (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 space for the existing easements associated with the existing privately owned Anheuser Busch force main and existing electrical. This would eliminate the conflict between current utility easement location and proposed roadway improvements such as sidewalks greatly reducing impact on maintenance costs long term. The interim condition of the roadway would act as a two way road (on the proposed half built on Bloom property). Mitigation measures for the intersection offset created by this split right of way would also be used Hartford Homes Bloom – Filing one July 13, 2022 Galloway & Company, Inc. Page 2 of 2 to allow the intersection of Delozier Road and International Boulevard to function safely for the public. The mitigation would be as follows: • Proper signage denoting the offset alignment of the roadway • Proper signage for intersection control as coordinated with the city (see signage and striping section of Bloom construction drawings) • Striping across the intersection directing the shift in the roadway (see exhibit) 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 site constraints of alignment with the master plan and existing road to the north as well as with existing private utilities. The proposed variance maintains the maintenance costs and eliminates utility easement conflicts with proposed improvements. The split right-of-way, with the use of mitigation measures 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 BLOCK 26BLOCK 28BLOCK 30MATCH LINESEE SHEET:STA:THIS SHEET46+50SCALE: 1"=50' 0 20 5010 CALL 2 BUSINESS DAYS IN ADVANCE BEFORE YOU DIG, GRADE, OR EXCAVATE FOR THE MARKING OF UNDERGROUND MEMBER UTILITIES. CALL UTILITY NOTIFICATION CENTER OF COLORADO Know what'sbelow. before you dig.Call RMATCH LINESEE SHEET:STA:THIS SHEET46+50DELOZIER SIGNAGE AND STRIPING C9.32 NEW JEP - - - - - - - - - - - - - - STAMP H:\Hartford Homes\CO Fort Collins HFH22 - Mulberry\0CIV\7-Exhibit\delozier variance exhibit with updated striping.dwg - Matthew Kasch - 7/11/2022Init.#Issue / DescriptionDateFINAL DEVELOPMENT PLANS BLOOM FILING ONEFORT COLLINS, COTHESE PLANS ARE AN INSTRUMENT OF SERVICE AND ARE THE PROPERTY OF GALLOWAY, AND MAY NOT BE DUPLICATED, DISCLOSED, OR REPRODUCED WITHOUT THE WRITTEN CONSENT OF GALLOWAY. COPYRIGHTS AND INFRINGEMENTS WILL BE ENFORCED AND PROSECUTED. COPYRIGHT GallowayUS.com 5265 Ronald Reagan Blvd., Suite 210 Johnstown, CO 80534 970.800.3300 PRELIMINARYNOT FOR BIDDINGNOT FOR CONSTRUCTIONDate: Drawn By: Project No: Checked By: 06.01.2022 HFH000022 KEYMAP 1 3 4 5 6 7 A B 2 C D E F G