HomeMy WebLinkAboutTHE COTTAGES AT MIRAMONT PUD, PHASE IV - FINAL - 54-87AD - SUBMITTAL DOCUMENTS - ROUND 1 - VARIANCE REQUESTJune 19, 1995
Project. No: 1410-01-94
Steve Olt
City of Fort Collins Planning Department
P.O. Box 580
Ft. Collins, Colorado 80522-0580
Re: The Cottages at Miramont P.U.D.; Ft. Collins, Colorado
Variance Request (Rule Drive)
Dear Steve,
This is a two (2) part request for variances from City of Fort Collins street standards concerning
Rule Drive between Lemay Avenue and the proposed Cottages at Miramont P.U.D. This request
in made in association with the Cottages at Miramont P.U.D.. Final. The two (2) variances being
requested concern the following:
1. street width
2. cul-de-sac end treatment at the west terminus of Rule Drive.
The right-of-way for a small section of Rule Drive (approximately 260.00') from Lemay Avenue,
west to the current Rule Drive terminus, was dedicated with the Oakridge West P.UM , First
Filing plat. The right-of-way was 68' in width which represents a collector street. Rule Drive
was constructed as collector for this same section to collector standards with vertical curb and
gutter and a 44' wide flowline to flowline street width. Apparently, Rule Drive was master
planned as a collector at one time. The remainder of the Rule Drive right-of-way, adjacent to
Oakridge West P.U.D., First Filing, is to be dedicated as a 68' wide collector right-of-way at
the time Rule Drive improvements are completed according to the agreement between the City of
Fort Collins, Everitt Enterprises Limited Partnership No. 1 and KEM Homes, Inc., referenced on
the final plat of Oakridge West P.U.D., First Filing. Please refer to the Rule Drive dedication
documentation letter attached for further detail concerning the dedication requirements of Rule
Drive.
The first variance request concerns the proposed 28' street width within a 68' (collector standard)
right-of-way. Because of the amended Master Plan in the immediate area, Rule Drive will no
longer continue to the west as a collector street. The main reason for extending Rule Drive at
this time, is to provide access to the Cottages at Naramont P.U.D. We are therefore proposing
narrowing Rule Drive from the current 44' width to a 28' width and maintaining Rule Drive as a
public access. This will allow the flexibility required for access to currently undeveloped
properties north of Rule Drive, possible additional future access to the Collinwood facility south
of Rule Drive, and for the general public to access all properties adjacent to Rule. Drive. Section
1.02.10 on page 17 of the City of Fort Collins Design Criteria and Standards for Streets,
allow for 28' wide public streets provided that they meet the following conditions:
a. Bea loop street or cul-de-sac which connects with only one public street. This condition is
met with the cul-de-sac treatment being_ provided and the single street connection to the
existing Rule Drive.
b. Have less than 750 ADT (average daily trips). This condition is met. Refer to traffic study
by Matt Delich dated March 7, 1994 for the .Courtyards at Miramont P.U.D.; Delich File No:
9423MEML
4836 S. College, Suite 12 Fort Collins, CO 80525 (303)226-5334
June 19, 1995
Project No: 1410-01-94
Re: The Cottages at Miramont P.U.D.; Ft. Collins, Colorado
Variance Request (Rule Drive)
c. Are not accessed from an arterial street. Could be considered to access off of Lemay Avenue,
although Rule Drive is a collector standard where it intersects Lemay Avenue. The 28'
portion of Rule Drive does not intersect Lemay Avenue.
d. are not used in a single family area where single family homes face each other across the
street. This condition is met within the Rule Drive right-of-way.
e. One side shall be signed "No Parking" on standard City signs. This may be accommodated
with the Rule Drive plan sheet included with the Utility Plans for Cottages at Miramont
P.U.D.
The second variance being requested concerns the proposed cul-de-sac treatment at the terminus
of Rule Drive near the entry to the Cottages at Miramont P.U.D. The City of Fort Collins
Design Criteria and Standards for Streets indicates that the minimum allowable radius for a
cul-de-sac provided with vertical curb and gutter, is forty feet (40'). This standard is generally
facilitating emergency access requirements and not general public turn -around requirements.
The proposed cul-de-sac treatment has been designed to fit within the 68' wide dedicated right-
of-way and results in a minimum flowline radius of thirty three feet (33). The cul-de-sac is not
proposed for emergency access considerations. All on -site Cottages at. Miramont P.U.D. sitework
design provides the necessary emergency vehicle dual access and turn -around requirements. The
cul-de-sac is proposed to delineate public and private access, allow public traffic not interested in
continuing to private property, the alternative of easily turning around. The cul-de=sac treatment
has been configured to maximize the turn around radius and to delineate traffic to the private
access point, in a logical smooth fashion. Signage has been incorporated with the Rule Drive
design provided with the final Utility Plans for the Cottages at Miramont P.U.D. The signage
provides warning to the general public of private properties and that public access terminates.
It is clear that the proposed typical street section and the cul-de-sac end treatment, will have no
potential damaging effects on the health, safety and welfare of the general public.
If you have any questions, please call at (970) 226-5334.
Sincerely
1
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L.. - , ...-
cc: Albrecht Homes
Vaught -Frye Architects
Mike Herzig; City of Fort Collins Planning
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3. MAXIMUM BUILDING HE1C».T ;S 25'.
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6. FSPICING SHALL IBE TO FENCING GUIDELRvES AND A CONSISTENT DESICaN ON 4" LOTS. �G,
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HOMEOUNER'S ASSOCIATION.
11. ALL DRIVES ARE PRIVATELY OWNED AND 19AINTA0,4ED. T�4E CITY SHALL NEVER
MAINTAIN THE DRIVES.
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