Loading...
HomeMy WebLinkAboutBLOOM FILING ONE - PDP210014 - CORRESPONDENCE - VARIANCE REQUEST (9) 5265 Ronald Reagan Blvd., Suite 210 Johnstown, CO 80534 970.800.3300 • GallowayUS.com August 16, 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, and from International Boulevard to Conquest Street along the east side of Aria Way (on the frontage of the cottage and condominium product and pedestrian spine), as well as along Comet Street, Flourish Lane, and Crusader Street, 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 and condominium home product types, south of the single-family homes and from International Boulevard to Conquest Street along the east side of Aria Way (the frontage of the cottage and condominium product and pedestrian spine), as well as along Comet Street, Flourish Lane, and Crusader Street. 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 and condominium product types, south of the single- family homes and from International Boulevard to Conquest Street along the east side of Aria Way (the frontage of the cottage and condominium product and pedestrian spine), as well as along Comet Street, Flourish Lane, and Crusader Street; 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. On the east side of Aria Way, the and Roselyn Street and the south side of Conquest Street and along the west side of Aria Way from International Boulevard to Conquest Street Please revise the highlighted section to say International Boulevard to Sykes Drive along the east side of Aria Way. (We cannot approve the 5' easement along the east side of Aria Way between Sykes and Conquest because a gas line is proposed along this stretch.) Please see changes to street list in first paragraph and make the same changes here. Hartford Homes Bloom – Filing one August 16, 2022 Galloway & Company, Inc. Page 2 of 2 smaller easement increases the plantable area for various landscape and pedestrian improvements when gas services are not needed 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 and condominium 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 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: This needs to be 9'easement because a gasline is proposed here.