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HomeMy WebLinkAboutBLOOM FILING FOUR - PDP230003 - SUBMITTAL DOCUMENTS - ROUND 3 - ALTERNATIVE COMPLIANCE REQUEST (3) 4025 Automation Way, Suite B2 | Fort Collins, CO 80525 | 970-698-6046 | www.Civilworxeng.com May 29, 2023 Brad Buckman Director of Engineering Department 281 North College Avenue Fort Collins, CO. 80525 RE: Bloom 4th Filing – Larimer County Urban Area Street Standards Variance Request Dear Mr. Buckman, Variance Request: Northeast entrance - spacing from arterial intersection. Issue Identification: The Bloom 4th filing development includes access to Greenfields Drive, a designated 2-lane arterial road, in two locations along the east property line. These two access drives were provided to allow for connectivity through the site based off the City of Fort Collins land use code guidelines and requirements. Due to a conflict between LCUASS standards for intersection spacing along arterials and “Street Pattern and Connectivity Standards” (3.6.3(c)) found within the Fort Collins Land Use Code and the Mulberry & Greenfields PUD Master Plan, a variance for this access is required. The northern access, which is closest to the intersection of International Boulevard and Greenfields Drive, deviates slightly from the Larimer County Urban Area Street Standards (LCUASS) Chapter 9 Section 2.4 and reference Table 7-3 required spacing of 460 lineal feet (measured from the centerline of the intersection to the centerline of the access). This variance request is being made to accommodate site sizing and spacing limitations as well as to allow the site to meet City and PUD standards which require site access every 660 feet. Proposed Alternate Design: The northeastern access off Greenfields Drive into the Bloom 4th filing development is proposed to be located 420 lineal feet south of the intersection of Greenfields Drive and International Boulevard (see exhibit A attached). Justification: Between the requirements set forth by the PUD and the LCUASS Standards, two site accesses along Greenfields Drive are required for the Bloom 4th Filing site. However, the frontage length for the site does not allow both intersections to meet the 460-foot spacing requirement. The southern access was locked in by the access across Greenfields Drive and thus the northern access would need to be the one to vary from the criteria. Its location was selected to support traffic flow through the site while meeting the intent of the spacing requirement. Generally, the requested variance is reasonable due to the anticipated traffic patterns and long- term loading on Greenfields Drive. Specifically, the access will support inbound and outbound traffic for the northern half of Bloom Filing 4 and a lesser amount of traffic from Filing 3 to the east. Due to the proposed grid of streets and connectivity, it is anticipated that fewer than 50 peak hour trips would be observed at this access. The access has exceptional sight distance in 2 both directions and the left-out movement, which would be most affected by access spacing, is anticipated to be a very low volume movement. Short and long-range analysis of International Boulevard and Greenfields Drive shows that the northbound approach is unlikely to ever block this intersection. The forecasted trips to this access as well as the overall traffic studies conclude that no safety or operational concerns are anticipated with the approval of this variance. It should also be noted that during meetings with City Staff it was represented that a deviation from the “Street Pattern and Connectivity Standards” in the PUD was unlikely to be supported by City Staff and direction was given to pursue this variance from LCUASS standards. There is no foreseen adverse impact on 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. However It is understood that the City reserves the right at any time to restrict this access to a right-in/right-out if it becomes an operational or safety issue or if intersection improvements call for the installation of medians along Greenfields Drive. SINCERELY, Justin C. Beckner, PE CivilWorx, LLC 423' B 0 50'100' SCALE: 1" = 50' 25'GREENFIELDS DRIVE4025 Automation Way Suite B2 Fort Collins, CO 80525 (970) 698-6046 CivilWorxeng.com BLOOM 4TH FILING EXHIBIT A - NORTH ACCESS VARIANCE FORT COLLINS, CO.5/17/2023 INTERNATIONAL BOULEVARD CENTERLINE OF NORTHERN BLOOM 4TH FILING ACCESS CENTERLINE OF INTERNATIONAL BOULEVARD