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Home My WebLink AboutGUARDIAN SELF STORAGE - PDP190020 - DOCUMENT MARKUPS - ROUND 2 - VARIANCE REQUESTPage | 2 2900 South College Avenue, Suite 3D, Fort Collins, CO 80525 970-491-9888 Fax: 303-721-9019 www.jrengineering.com Justification for Variance Request: Background: Snead Drive, in the City of Fort Collins, is currently partially constructed east of and parallel to College Avenue; aligned as a dead-end street approximately 880’ south from Fairway Lane (See Exhibit C attached). The remaining 385’ missing portion of Snead Drive, which would extend from the existing Snead dead-end and intersect at the north side of Fossil Creek Parkway (See Exhibit A attached), has not been constructed, but there is currently a 54’ wide Right-of- Way dedicated for this portion . One main reason Snead Drive has not been completed to date is that the current right-of-way dedicated for the Snead Drive completion, essentially has no development potential along the entire east side of the remaining 385’ frontage. This easterly Snead Drive frontage parallels the rear lot fences of four established residential lots fronting on Fossil Ridge Drive to the east. While prior owners of the westerly portion of the applicant’s property adjacent to unfinished Snead have proposed commercial development to the City in the past, the ultimate financial burden of constructing the entire roadway and parkway sections have proved too onerous and costly for one project to bear. At this time, neither the City nor the homeowners of the eastern residential lots are intending to participate in the costs of constructing this remaining portion of Snead. Furthermore, due to the absence of the finished connection of Snead Drive to Fossil Creek Parkway, an unsafe/non-conforming temporary commercial access (not supported in LCUASS) was installed across the middle of the applicant’s property from north to south, to provide the local commercial developments with alternative ingress and egress, to circumvent the College Avenue / Fairway Lane intersection in the north. The makeshift drive aisle currently lies in a Temporary Access Easement, which is to be abandoned once the Snead Drive connection is one day made. The substandard left turn lane on Fossil Creek Parkway that was constructed to support this temporary drive, does not meet LCUASS requirements either. Support for Variance Approval: The applicant seeks a variance from the LCUASS Commercial Local Street minimum centerline radius and maximum grade break based on the horizontal alignment of the existing Right-of-Way and the vertical existing boundary constraints. The applicant is proposing maintain the existing eastern Snead Drive Right-of-Way and dedicating 4’ of Right-of-Way on the west side giving a proposed Right-of-Way width of 58’ and providing 36’ Please inclu LCUASS re comparison is being pro with this developmen JR Response: Addressed, text added regarding the LCUASS requirments and what is being proposed. Page | 3 2900 South College Avenue, Suite 3D, Fort Collins, CO 80525 970-491-9888 Fax: 303-721-9019 www.jrengineering.com of roadway, 6’ tree lawn and 5’ sidewalk on both side of Snead Drive. Maintaining the existing Right-of-Way line provides a centerline radius of 164.42’. The proposed vertical profile for Snead Drive ties into the existing edge of Snead Drive to the north as well as Fossil Creek to the south. The profile also requires a low point in the road in order to match existing grade along the existing residential lots to the east. The proposed profile and low point have been designed to meet the three existing tie in locations and provide a low point far enough south to giving an emergency overflow path to the south and away from the existing homes in case the inlets were to get clogged. The proposed profile has a 160’ vertical curve with a k-value of 40.43 on the southern end to tie into the existing Fossil Creek Parkway and a 120’ vertical curve with a k- value of 45.51 on the northern end to tie into the existing edge of Snead Drive. In order to achieve the desired low point location, minimum curve lengths and k-values, a 1.00% grade break is being requested at the northern tie in location to existing Snead Drive. Furthermore, the applicant is willing to process a sole Roadway Project application with the City for the remaining 385’ of Snead Drive and intends to solely construct the 385’ of Modified Commercial Local street (See Exhibit A attached), once approved. There are several justifications in support of this variance request. The first favorable justification is the elimination of an unsafe left turn and driveway access at the current eastbound left turn from Fossil Creek Parkway onto the existing temporary drive access, immediately east of the intersection at College Avenue. The existing temporary commercial driveway separation with the intersection at College Avenue is currently substandard and the Fossil Creek Parkway traffic making an eastbound left onto the temporary drive, often creates unsafe movements and stopping distances at the intersection of Fossil Creek Parkway and South College Avenue. This current inadequate separation causes unsafe vehicle to vehicle and vehicle to pedestrian interactions. Should this variance be approved, final construction of Snead Drive will allow the unsafe temporary commercial drive to be removed. The second favorable justification for approval of this variance request is that by maintain the existing Right-of-Way on the east side and using that to align the proposed Snead Drive centerline allows for minimal Right-of-Way dedication leaving more developable land to the I don't thin needs to b variance r because it speak to t elements Drive and still safe a from our s The const Snead and removal o access po been a req of all the p that have proposed property. JR Response: Addressed, text removed. Page | 4 2900 South College Avenue, Suite 3D, Fort Collins, CO 80525 970-491-9888 Fax: 303-721-9019 www.jrengineering.com west. The proposed Snead Drive alignment will also match the existing roadway width of 36’, provide for a 6’ tree lawn and 5’ sidewalk. With the low speeds that are anticipated for this section of Snead Drive the horizontal and vertical alignment will be safe for travelers. Finally, we currently anticipate no increased capital or maintenance costs for the City, since the proposed roadway section is currently being used City wide and more new asphalt requires more repair costs for the City in the future. Likewise, this variance request will not be detrimental to the public health, safety and welfare, as the proposed alignment and vertical profile seeks to eliminate pre-existing known unsafe conditions, by eliminating a substandard existing temporary commercial drive with a connection to the Frontage Road on College Avenue. Thus, we ask for approval of this roadway horizontal and vertical alignment variance request, allowing for a 164.42’ centerline radius and a grade break of 1.00% to tie into existing grade, based on the favorable factors previously discussed. 2900 South Coll LegLeC Avenue,JR Engineering,Best Rebecca Brush,Regards, PE Suite 3D 303.rbrush@Fort Collins,267.6189 jrengineering. Colorado 80525 com www.jrengineering.com Can you pr range of sp that is expe y does not n private es, there be a m increase tenance/ costs once is accepted onstruction. 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