HomeMy WebLinkAboutSTONERIDGE PUD, THIRD FILING PRELIMINARY - 21 92F - SUBMITTAL DOCUMENTS - ROUND 1 - VARIANCE REQUESTco
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November 29, 1993 (File: 9394LT01)
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Mr. Mike Herzig
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Fort Collins Development Engineer
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P.O. Box 580
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Fort Collins, CO 80522-0580
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Dear Mike:
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Stone Ridge Village is proposing to build 28 foot wide public
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streets on a number of cul-de-sac streets in the development.
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These cul-de-sacs are named Cherrystone Place, Cherrystone
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Court, Pearlstone Place, Plumstone Place, Peachstone Place,
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and Limestone Court. According to the Fort Collins Design
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Criteria and Standards for Streets, this street width will
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require a variance by the City of Fort Collins.
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The reasons for requesting/granting this variance are listed
below:
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- The streets proposed to be 28 feet wide will have less
than 750 ADT on them. These cul-de-sacs would generate
the following daily traffic: Cherrystone Place and
Cherrystone Court (17 d.u.) - 165 ADT; Pearlstone Court
(6 d.u.) - 60 ADT; Plumstone Place (5 d.u.) - 50 ADT;
Peachstone Place (7 d.u.) - 70 ADT; and Limestone Court
(6 d.u.) - 60 ADT. The respective generated traffic
volumes would be at the point where the cul-de-sacs
intersect with either Blackstone Drive or Fieldstone
Drive. These volumes are far below the threshold level
in the "Fort Collins Standards." There is not likely to
be any external traffic passing through these cul-de-
sacs. Therefore, the aforementioned traffic volumes will
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be a worst case level for each cul-de-sac.
- The streets that are proposed to be 28 feet are all cul-
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de -sacs.
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- The cul-de-sacs do not access an arterial street.
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This is primarily a large lot development. The density
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is considered to be medium (2.1 to 6.0 dwelling units per
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acre). Based upon criteria in "Recommended Guidelines
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for Subdivision Streets, A Recommended Practice,"
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Institute of Transportation Engineers, 1984, the pavement
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width should be 28-34 feet. The proposed 28 feet meets
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this recommended practice.
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- Typical developments with large lot sizes provide more
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four off-street parking spaces per dwelling unit.
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A comparable development is the First Filing of Clarendon
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Hills. Based upon observation at various times on a
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number of days, the average number of vehicles parked on
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Hinsdale Drive in Clarendon Hills was 3 in a length of
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1300 feet. This observation was conducted where there
were dwelling units on both sides of the street. The
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number of parked, on -street vehicles would enable
Hinsdale Drive to have been a 28 foot wide street with
no traffic or parking problems.
I recommend that these cul-de-sac streets in Stone Ridge
Village be 28 feet wide (curb to curb). I would further
recommend that parking be allowed on both sides of the
streets, if at least four off-street parking spaces are
provided per dwelling unit.
If you have any questions or desire additional information,
do not hesitate to call me.
Sincerely,
Matthew J. Delich, P.E.