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Home My WebLink AboutMONTAVA - PHASE G & IRRIGATION POND - BDR210013 - SUBMITTAL DOCUMENTS - ROUND 5 - VARIANCE REQUESTRevised April 12, 2023 Brad Buckman City Engineer 281 North College Avenue Fort Collins, Colorado 80524 RE: Montava PUD – Larimer County Urban Area Street Standards (LCUASS) Variance Request Dear Mr. Buckman, Variance Request: Connector Local Street & Residential Local Cross-Section Issue Identification: The Montava Phaes G Site Plan includes deviations from the street cross-sections as outlined in Chapter 7 - Street Design and Technical Criteria. Specifically, section 7.3.1-A makes reference to the City of Fort Collins street sections figures 7-1F through 7-13F. A variance is requested to allow for deviations from the City of Fort Collins ‘ Connector Local Street’ and ‘Residential Local Street’ cross-sections to accommodate specific site conditions and local street layouts envisioned for the Montava project. Proposed Alternate Design: The proposed street cross sections vary from the LCUASS City of Fort Collins street cross sections by a change in one or more of the following street components: minimum right-of-way (ROW) width, roadway width, parkway width and utility easement adjacent to ROW. The specific alternate designs are as follows: 1. Connector Local– Request for modified street section: a. Comparison to Standards and Justification: i. Reduce total Rights of Way width by 3’ from 63’ to 60’ by reducing parkway landscaping to 7’ each side (pavement width, travel lanes, and parallel parking width remain consistent with LCUSS Standards). ii. Narrower ROW section accommodates site plan lotting layout. Parkway landscape and maintenance will be provided for by the Montava Metro District. iii. Reduction of continuous 9’ utility easement adjacent to ROW to include 8’ by 10’ pocket easements where required to facilitate utility design. P a g e 2 | 3 2. Connector Local (Alternate 1)– Request for modified street section: a. Refer to Attachment 1 for reference. b. Comparison to Standards and Justification: i. Reduce total Rights of Way width by 3’ from 63’ to 60’ by eliminating on-street parking on both sides. ii. Travel lanes are increased from 10’ to 11’; total travel lane width of 22’. iii. Parkway landscape shall be increased by 5.5’ each side. iv. Narrower ROW section accommodates site plan lotting layout. Parkway landscape and maintenance will be provided for by the Montava Metro District. v. Reduction of continuous 9’ utility easement adjacent to ROW to include 8’ by 10’ pocket easements where required to facilitate utility design. 3. Connector Local (Alternate 2)– Request for modified street section: a. Refer to Attachment 2 for reference. b. Comparison to Standards and Justification: i. Reduce total Rights of Way width by 3’ from 63’ to 60’ by eliminating on-street parking on one side; parking shall be provided on one side only. ii. Parkway landscape shall vary by side; decreased by 1.5’ on side with on-street parking and increased by 6.5’ on side without on-street parking. iii. Narrower ROW section accommodates site plan lotting layout. Parkway landscape and maintenance will be provided for by the Montava Metro District. iv. Reduction of continuous 9’ utility easement adjacent to ROW to include 8’ by 10’ pocket easements where required to facilitate utility design. 4. Residential Local – Request for modified street section (Alternate 2): a. Refer to Attachment 3 for reference. b. Comparison to Standards and Justification: i. Increase total Rights of Way width by 3’ from 57’ to 60’. ii. Increase pavement travel lane width by 4’ from 16’ to 20’. iii. Elimination of on-street parking on one side. iv. Parkway landscape shall be increased by 2.5’ each side. v. Roadway designation of Chesapeake was downgraded from Connector Local to Residential Local through the Phase G Traffic Impact Study, however, a wider total travel lane of 20’ was required by Poudre Fire Authority. Parkway landscape and maintenance will be provided for by the Montava Metro District. vi. Reduction of continuous 9’ utility easement adjacent to ROW to include 8’ by 10’ pocket easements where required to facilitate utility design. Exhibits of the City of Fort Collins street section alongside the proposed street cross-section are attached to this letter in support of this variance request. P a g e 3 | 3 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 locals 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. Additionally, Montava ownership has taken considerable measures to evaluate and coordinate utility infrastructure and services to support the development. The utility infrastructure has been strategically designed and located in support of the street section variances and in conjunction with the alley loaded development. As part of this overall process, coordination and discussions with various utility providers and the city have occurred which have guided decisions on utility service providers to and within the site. Utility easements adjacent to the local and connector roadway were evaluated and determined that continuous easements along the Rights-of Way were not needed. Utility pocket easements, behind Rights- of-Way have been included as necessary. There is no foreseen adverse impact to capital and maintenance costs relating to this variance request. This variance is not foreseen to be detrimental to the public health, safety, and welfare nor reduce the design life of the improvement. Sincerely, Jeff White, PE Attachments: Attachment 1 - Connector Local with no on-street parking Attachment 2 – Connector Local with on-street parking on one side Attachment 3 - Residential Local with on-street parking on one side STREET TYPES 7A | CONNECTOR LOCAL | ALTERNATE 1 7A | CONNECTOR LOCAL | ALTERNATE 1 Right-of-Way 60 ft Roadway Width 22 ft Transect Zones T5, T4 Parking Lanes - Sidewalk 5 ft Parking Width - Parkway Type Continuous Travel Lanes 2 Parkway Width 14 ft Lane Width 11 ft Curb & Gutter Type Vertical Curb Width 0.5 ft Gutter Width 1.5 ft Bike Facility Type Shared lane Bike Lane Width - Bike Buffer Width - 10' 10' (WHERE NEEDED) 10' 8' TRAVEL PARK TRAVEL 8' PARK TRAVEL TURN 13' TRAVEL 13' INTERSECTIONS LEFT 8.5' (MIN.) PKWY 36' ROADWAY 63' ROW (MIN.) (MIN) WALK 5' ROADWAY WIDTH: 36' wide without bike lane; 42' wide with bike lane; 36'; wide with left turn lane. RIGHT OF WAY WIDTH: 63' (min) plus 18' (min.) utility easement. TRAVEL LANES: Two lanes, 10' wide, 13' wide at intersections shared with bicyclists, or 10' wide where BIKE LANES: Bicyclists shall share the roadway with motor vehicles in the travel lanes. Additional street width may be required to add bike lanes 6' wide on each side to accommodate bike traffic within and leading to activity areas. PARKING: Two lanes 8' wide. Parking will be removed at intersections where a left turn lane is required. PARKWAY: 8' (min.) width. Additional width optional. SIDEWALK: 5' (min.) width. Additional width may be required for higher pedestrian traffic serving activity areas. WHERE USED: These specifications shall apply to streets providing local access and in areas without driveways. FENCES: Fences shall be setback a minimum of 2' from back of sidewalk or on the property line, whichever is greater. ACCESS: Access will be limited. Points of access must be approved by the Local Entity. CURB AND GUTTER: Vertical curb and gutter. SPEED LIMIT: 25 MPH UTIL. ESMT. 9' 9' UTIL. ESMT. DESIGN SPEED: 30 MPH CONTINUITY: The street shall be continuous for no more than 1320 feet. FORT COLLINS ONLY STREET TYPES 7A | CONNECTOR LOCAL | ALTERNATE 2 7A | CONNECTOR LOCAL | ALTERNATE 2 Right-of-Way 60 ft Roadway Width 28 ft Transect Zones T4 Parking Lanes 1 Sidewalk 5 ft Parking Width 8 ft. Parkway Type Continuous Travel Lanes 2 Parkway Width 15 ft / 7 ft Lane Width 10 ft Curb & Gutter Type Vertical Curb Width 0.5 ft Gutter Width 1.5 ft Bike Facility Type Shared lane Bike Lane Width - Bike Buffer Width - 10' 10' (WHERE NEEDED) 10' 8' TRAVEL PARK TRAVEL 8' PARK TRAVEL TURN 13' TRAVEL 13' INTERSECTIONS LEFT 8.5' (MIN.) PKWY 36' ROADWAY 63' ROW (MIN.) (MIN) WALK 5' ROADWAY WIDTH: 36' wide without bike lane; 42' wide with bike lane; 36'; wide with left turn lane. RIGHT OF WAY WIDTH: 63' (min) plus 18' (min.) utility easement. TRAVEL LANES: Two lanes, 10' wide, 13' wide at intersections shared with bicyclists, or 10' wide where BIKE LANES: Bicyclists shall share the roadway with motor vehicles in the travel lanes. Additional street width may be required to add bike lanes 6' wide on each side to accommodate bike traffic within and leading to activity areas. PARKING: Two lanes 8' wide. Parking will be removed at intersections where a left turn lane is required. PARKWAY: 8' (min.) width. Additional width optional. SIDEWALK: 5' (min.) width. Additional width may be required for higher pedestrian traffic serving activity areas. WHERE USED: These specifications shall apply to streets providing local access and in areas without driveways. FENCES: Fences shall be setback a minimum of 2' from back of sidewalk or on the property line, whichever is greater. ACCESS: Access will be limited. Points of access must be approved by the Local Entity. CURB AND GUTTER: Vertical curb and gutter. SPEED LIMIT: 25 MPH UTIL. ESMT. 9' 9' UTIL. ESMT. DESIGN SPEED: 30 MPH CONTINUITY: The street shall be continuous for no more than 1320 feet. FORT COLLINS ONLY 16' 7' PARK TRAVEL 7' PARK 8.5' (MIN.) PKWY 30' ROADWAY 57' ROW (MIN.) (MIN) WALK 5' UTIL. ESMT. 9' 9' UTIL. ESMT. FORT COLLINS ONLY (MIN.) PKWY 8.5' WALK (MIN) 5' ROADWAY WIDTH: 30' wide. RIGHT OF WAY WIDTH: 57' (min.), plus 18' (min.) utility easement. TRAVEL LANES: 16' wide. LEFT TURN LANES: None. BIKE LANES: Bicyclists to share travel lane with motor vehicles. Additional street width, up to 4' wider, may be required in the travel lane to accommodate bike traffic to serve activity areas, such as schools and parks. PARKING: Two lanes 7' wide. SIDEWALK: 5' (min.) width. Additional width may be required for higher pedestrian traffic serving activity areas. MEDIANS: None. WHERE USED: May be used for residential local streets providing access to single family detached dwellings with driveways. DESIGN SPEED: 25 MPH SPEED LIMIT: 25 MPH ACCESS: Access will be unlimited in accordance with these standards. 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 property line, whichever is greater. CURB AND GUTTER: Vertical curb and gutter, or driveover. However, if driveover is used, the parkways must be widened by 1' and thereby, the required right of way width will increase by 2' to provide 59'. STREET TYPES 6 | RESIDENTIAL LOCAL | ALTERNATE 2 6 | RESIDENTIAL LOCAL | ALTERNATE 2 Right-of-Way 60 ft Roadway Width 28 ft Transect Zones T5, T4 Parking Lanes 1 Sidewalk 5 ft Parking Width 8 ft Parkway Type Cont. / Long Tree Well Travel Lanes 2 Parkway Width 11 ft Lane Width 10 ft Curb & Gutter Type Vertical Curb Width 0.5 ft Gutter Width 1.5 ft Bike Facility Type Shared lane Bike Lane Width - Bike Buffer Width - Attachment No. 3- Residential Local (on-street parking one side) 36' ROADWAY bike lanes are required. (MIN) WALK 5' (MIN.) PKWY 8.5' refuge. Additional roadway and right of way width may be required. MEDIAN: Not required, except where necessary to control access and/or to provide pedestrian LEFT TURN LANES: 10' wide, at intersections where needed. Attachment No. 2 - Connector Local (on-street parking one side) 36' ROADWAY bike lanes are required. (MIN) WALK 5' (MIN.) PKWY 8.5' refuge. Additional roadway and right of way width may be required. MEDIAN: Not required, except where necessary to control access and/or to provide pedestrian LEFT TURN LANES: 10' wide, at intersections where needed. Attachment No. 1- Connector Local (no on-street parking)