HomeMy WebLinkAboutMASON STREET INFRASTRUCTURE - FDP230016 - SUBMITTAL DOCUMENTS - ROUND 2 - VARIANCE REQUEST
NORTHERNENGINEERING.COM | 970.221.4158 VARIANCE REQUEST: MASON STREET INFRASTRUCTURE
FORT COLLINS | GREELEY 1 | 2
VARIANCE REQUEST
October 4th, 2023
City of Fort Collins
Development Review
281 N College Ave.
Fort Collins, CO 80524
RE: MASON STREET INFRASTRUCTURE
STREETS VARIANCE REQUEST – MINIMUM CENTERLINE RADIUS CRITERIA
NORTHERN PROJECT #1971-001
City staff:
The following is an official variance request to Section 7.4.A.1 in Larimer County Urban Area Street Standards
(LUCASS) that states “The minimum allowable centerline radii for horizontal curves shall be designated in Table
7-3” for Collector Streets. General information about the project is presented below and detailed information
about the nature of this request follows.
General Information
The project site is located along N Mason Street in between Hickory Street and Hibdon Court in Fort Collins.
The site is currently vacant with an interim N Mason Street alignment and road section. The proposed
development will include a regional detention pond, 2 lots for future commercial development and the
ultimate N Mason Street alignment.
Variance Description
The criteria in question is Section 7.4.A.1 of LCUASS and the minimum radius requirements for Collectors
streets. Per Table 7-3, the minimum centerline radius for collector streets shall 600’. This variance request
is to allow the Mason Street Infrastructure project to modify the minimum radius for N Mason Street to meet
the ‘Industrial Local’ (30 mph design speed) radius requirement of 275’. See the attached exhibit showing
the locations of the radii with the requested modifications.
Justification
This project will construct the ultimate alignment of N Mason Street through the development. There are
several conflicts and constraints that require the realignment of the existing road through the project site.
The main conflicts are existing trees and natural habitat buffer zone located on the east side of N Mason
Street. Due to the existing tie-in location and constraints with adjacent properties to the south, the ultimate
alignment cannot be adjusted to give enough clearance to these natural areas while meeting the ‘Collector’
radius requirements. Using the reduced radius requirement (275’) will allow for a smooth transition to the
existing Mason Street to the south and the Hibdon intersection while avoiding disturbance to the natural
areas and overlap of Right-of-Way, utility easements, and future sidewalks. This section of N Mason will
have a reduced posted speed limit of 25mph and a reduced road cross-section that will limit any excess
speeds along this ultimate alignment and maintain driver safety and control around these radii.
This variance requested in this letter will not be detrimental to public health, safety, or welfare. The
variance will allow this project to maintain existing natural areas between the Right-of-Way and east
property line. The requested variance will not have an adverse impact on the City’s capital and
maintenance costs, nor are they expected to reduce the design life of the roadway improvements.
NORTHERNENGINEERING.COM | 970.221.4158 VARIANCE REQUEST: MASON STREET INFRASTRUCTURE
FORT COLLINS | GREELEY 2 | 2
VARIANCE REQUEST
Thank you for your consideration and attention to this request.
If you have any questions, please feel free to contact me directly.
Sincerely,
NORTHERN ENGINEERING SERVICES, INC.
MASON RUEBEL, PE
Project Engineer
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FORT COLLINS: 301 North Howes Street, Suite 100, 80521
GREELEY: 820 8th Street, 80631
E N G I N E E R N GI
EHTRON R N
970.221.4158
northernengineering.com
N MASON STREET
CENTERLINE EXHIBIT EX1
X. Xxxxxx
1in=70ft
10-04-2023
( IN FEET )
1 inch = ft.
Feet07070
70