HomeMy WebLinkAboutCORE SPACES AT TRILBY & COLLEGE - PDP220009 - SUBMITTAL DOCUMENTS - ROUND 2 - VARIANCE REQUESTPage |2
2900 South College Avenue, Suite 3D, Fort Collins, CO 80525
970-491-9888 Fax: 303-721-9019 www.jrengineering.com
Justification for Variance Request:
Background: Core Spaces subdivision is an attached single-family development located at the northwest
quadrant of South College Avenue and Trilby Road. The project is set on approximately 39.18 acres and
consists of 38 two story, two-family duplex units with front access garages and 230 two- and three-story,
single-family attached townhomes with private alley rear access garages. The connectivity network for
this development consists of Mars Drive (Collector Road), local roads, alleys and sidewalks/trails. Core
Lane and Nova Lane are both alleys on the south side of the project with alley loaded single-family,
attached townhomes, taking access from Mars Drive. Both Core Lane and Nova Lane have two points of
ingress/egress. Core Lane has 14 townhome units and Nova Lane has 30 townhome units. Using Exhibit
C – Trip Generation (attached), the ITE finds the Average Daily Trips (ADT) for townhomes at
approximately 7 ADT per unit. This means that Core Lane has approximately 98 ADT, split between its
two accesses; 49 ADT per drive entrance. Nova Lane has approximately 210 ADT, split between its two
accesses; 105 ADT per drive entrance. These ADT numbers per drive access are very low volume.
Support for Variance Approval: The applicant seeks a variance from the LCUASS Figure 9-1, requiring 200’
of centerline separation spacing from Trilby Road (Arterial) to both of the southerly alley access drives
(see exhibit A). This subdivision proposes 197.5’ of centerline spacing; only 2.5’ less than required. There
are three reasons in support of allowing the distance to be 2.5’ less than standard requires. First, the
volumes of ADT for both alley accesses are very low with respect to townhome units on alleys. Thus the
stacking distance along Mars for such few trips is only lessened by 2.5’. The vehicles approaching these
alleys from Trilby Road essentially have the same stacking distance as required; 2.5’ is negligible. Second
Figure 9-1 assumes the roads/alleys’ centerlines to be parallel and perpendicular to one another (90
degrees) on straight, linear centerlines. This is not the case in this instance, since the entrance to Mars
Drive from Trilby Road is on a slight curve, and neither alley is parallel to Trilby Road. The actual driving
distances along Mars Drive along the medianized drive paths are +200’. Lastly, since the intersection is
medianized, oncoming traffic on Mars Drive is separated and generally calmed/slowed because of the
median. For these three reasons, I attest that this slight variance from 200’ to 197.5‘ will not be
detrimental to the public health, safety, and welfare, nor will it reduce the design life of the improvement
for the City of Fort Collins. Please contact me with any questions or comments.
Best Regards,
Timothy J. Halopoff, PE, CFM
JR Engineering, LLC
303.267.6230
thalopoff@jrengineering.com
NOTE:
1. Refer to TABLES 7-3 & 7-4 for separation requirements for different road classifications.
2. Additional separation distance maybe required as deemed appropriate by the Local Entity
Engineer when the adjacent intersection is a roundabout.
3. The proposed access shall not be <200' from the centerline of an arterial roadway unless
otherwise approved by the Local Entity Engineer.
4. Additional separation distance maybe required as deemed appropriate by the Local Entity
Engineer.V
ACCESS SPACING
LARIMER COUNTY
URBAN AREA
STREET STANDARDS
REVISION NO: 2 FIGURE
9-1
DESIGN
FIGUREV 04/01/07DATE:
STREET CL
PUBLIC STREET
PUBLIC STREET;frIOcnCDmCDO(D :Om<OVARIES- SEE NOTEO i> I□ imi cnOCLOxiQ_Exhibit B - Figure 9-1
Exhibit C - Trip Generation