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Home My WebLink AboutTHE MARK - FDP240013 - SUBMITTAL DOCUMENTS - ROUND 2 - Variance Request (2) 301 N Howes Street Suite 100 Ft Collins, CO 80521 | (970) 221-4158 | epsgroupinc.com 1 of 3 September 18, 2024 Brad Buckman Engineering Development Review City of Fort Collins 281 N. College Avenue Fort Collins, CO 80524 Project # 24-0409 The Mark FDP240013 – Modified Street Section Variance Request Variance Description: This is a request for variance to the standard street cross-sections contained in Detail 7-8F (Connector Local Street) of the Larimer County Urban Area Street Standards (LCUASS Fort Collins). Variance to this Standard will allow for a 6’ parkway due to ROW constraints. Technical Design Criteria: Public Streets to be designed to meet cross-sections in the Larimer County Urban Area Street Standards (Fort Collins). These approved cross-sections are detailed below: Detail 7-8F (Connector Local Street)  2 – 10’ Travel Lanes  2 – 8’ On-street Parking  2 – 8.5’ Parkway  2 – 5’ Walk  2 – 9’ Utility Easement  Total FL-FL = 36’  Total ROW = 63’ Identifying the issue: This project was approved by the City of Fort Collins on 02/25/2020 under the name of “Utility Plans for Johnson Drive Apartments”. The curb and gutter for Johnson Dr and Spring Court were constructed per the approved street sections. The building slab was also constructed. The site has been vacant for some time now which has triggered the need for a full entitlements process again in order for someone new to go in and finish construction. Between the time of the plans being approved and now, the City has revised the street section of the Local Connector to include more Right-of-Way (63’) including a wider parkway. The current right-of-way width for both Spring Ct and Johnson Dr is less than the required 63’ with Johnson Drive currently a 49’ while Spring Court varies in width with the minimum being 54’. The previously approved curb and gutter along with the utility services have already been constructed. It should be noted that the City is requiring all of the curb and gutter poured with the previous project to be removed and replaced due to lack of concrete testing at the time of installation. The new curb and gutter will closely match the previously approved design to minimize disturbance with minor revisions based on an updated topography survey. Because of this along with the fact that the footprint of the building has 301 N Howes Street Suite 100 Ft Collins, CO 80521 | (970) 221-4158 | epsgroupinc.com 2 of 3 already been constructed, it is not possible to dedicate anymore Right-of-Way. The Right-of-Way widths from the previously approved plans have already been recorded. Another issue is that both adjacent sides (north half of Johnson and east side of Spring) improvements are existing conditions and were not designed or constructed per the LCUASS Detail 7-8F. Due to The Mark being responsible for only half of the right-of-way from center line to right-of-way, it is not possible to construct the full section. Alternatives Considered 1. Alternative 1: Design Both Streets to the New LCUASS Street Section As mentioned above, this alternative was quickly deemed infeasible due to the cost of removing all infrastructure below and at ground level. Comparison of Modified Cross-Sections to Current Standards The development team found a modified street cross-section to be the most beneficial. An in-depth comparison of each modified cross-section to the approved cross-section is shown below. Increases are highlighted in green and decreases are highlighted in red. Johnson Drive Modified Connector Local Half ROW (per detail 7-8F) North Half (existing condition) South Half (proposed Improvements) Parking Lane 8' 8' 8' Drive Lane 10' 10 10' Parkway 8.5' n/a 6' Walk 5' 4' (attached) 6' Utility Easement 9' 15 9 CL-FL 18' 18 18 CL-ROW 31.5' 19 30 Total ROW 63' 49' Spring Court Modified Connector Local Half ROW (per detail 7-8F) West Half (proposed improvements) East Half (existing condition) Parking Lane 8' 8' 8' Drive Lane 10' 10' 10' Parkway 8.5' 6' 3' (behind the walk) Walk 5' 6' 3' (attached) Utility Easement 9' 9 n/a CL-FL 18' 18 18' CL-ROW 31.5' 30 24' Total ROW 63' Varies (54' Min) Justification for Modified Cross-Sections 301 N Howes Street Suite 100 Ft Collins, CO 80521 | (970) 221-4158 | epsgroupinc.com 3 of 3 Project Partially Constructed  Mentioned in the “Identifying the Issue” section, this project was approved some time ago and was in the middle of construction before it came to a screeching halt. Because the previously approved plans have expired, the City is requiring another entitlements process before construction can begin. The existing Right-of-Way for both streets was approved previously. It is not possible to add anymore.  The curb and gutter is already constructed meaning the sidewalk is the only thing left to be constructed. A 6’ sidewalk is required to have clearance for pedestrians from the proposed retaining wall just behind the Right-of-Way. With the width of the Right-of-Way to the back of curb being set already, it leaves both streets with a 6’ parkway. This parkway width was previously approved and won’t have any negative impacts on the everyday operations of the streets. Conclusion We do not feel that this variance will increase risks to public health, safety, or welfare, nor will it reduce the design life of any public roadway or cause the City of Fort Collins additional maintenance costs. These street cross-sections will allow for aerial apparatus fire access. The current street cross-sections do not allow for this increased safety measure. We believe these modified street cross-sections will be a benefit to the public welfare by providing larger pedestrian spaces through the increased sidewalks widths. Lastly, We believe these modified cross-sections could be a necessary addition to the City’s standard cross-sections in urban infill locations. We look forward to continuing to work with the City on solutions that provide a multitude of benefits. Please call if you have any questions. Sincerely, Cody Pape, P.E. Project Engineer 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 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. r 7L 7' V J CONNECTOR LOCAL STREET LARIMER COUNTY URBAN AREA STREET STANDARDS REVISION NO: FIGURE 7-8F DESIGN FIGURE 07/01/21DATE: