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Home My WebLink AboutPENNY FLATS - Filed GC-GENERAL CORRESPONDENCE - 2007-04-20COBURN Penny Flats: Block 33. Fort Collins, CO Requested Engineering Variances The applicant is requesting the following variances from engineering standards: 1. A reduction in the required separation between driveway cuts and street intersections: In light of the urban setting of this project this variance will allow appropriate access for parking, deliveries and fire safety. The requested locations are detailed on the site plan 2. An exception to the prohibition to use of an arterial street for fire access: The submitted design anticipates fin: access from all areas of the right of way surrounding the project. Where these streets are designated as arterial routes we are asking that the prohibition against fire access use be lifted in light of the low posted speeds on these downtown urban streets 3. An exception to the requirement that all buildings front on a street: Buildings fronting on the pedestrian spine shall be addressed by way of kiosks located at either end of the spine. This supports the City's planning objectives by providing primary building entries on the pedestrian spine, which will help generate activity in that area. 4. An exception to the standard requiring commercial and residential uses to be provided with separate water services even when located in the same building: This project plans for high density while braking the development up into smaller buildings with a mix of commercial and residential uses. In addition we have limited opportunities for water service access due to the railroad in Mason Street limiting options on the east frontage of the site. In light of these considerations, we feel that a common water supply for residential and commercial uses is within recognized standards for other municipalities with development patterns similar to downtown Fort Collins Marc Virata October 12, 2005 Pace 2 of 2 Thank you for your consideration in the approval of this variance request. If you have any questions, or require additional information, please do not hesitate to call me. Sincerely, JIM SELL DESIGN Eric Skowron, P.E. cc. file 1 4. r E'. WkW FL'I HLcSLLdND1M46 - pCU:R 33U%lCS�396 V.iWNICEREQpEST ♦CCESS GMDE_IO.COS.000 roff.0 SI(p�rt`� 13f 77�24 � rm•ra' .ec JJ •.......•.'P I ID 0 50' 100' 200' SCALE - 1" = 100' NON-STANDARD DRIVEWAY SLOPES PENNY FLATS PRIVATE DRIVE ACCESS SLOPE VARIANCE EXHIBIT drylmMry, ! Phvlry COBURN DEVELOPMENT IF FNON-STANDARD DRIVEWAY SLOPES i B.rg Name: 2396XSEM' Project Number 2396 Rate 10112105 Sheet i I 2 C TO PARKING GARAGE 20.5' 14 2.0' 1 2.50'- '.PROPOSED 4.00'I 2.G0' BUILDING - S% SCOPE 2' OUTEALL CURB & GUTTER 2 — 47 SLOPE _ �,5 — 4% SLOPE PARKING GARAGE CONCRETE_ 2 CROSSPAN- CROSS SECTION PROPOSED WESTERN PARKING GARAGE ENTRANCE OFF MAPLE STREET PROPOSED\ BUILDING -18.5 2.0' GUTTER 30.0' 2 _ 4% SLOPE PROPOSED EASTERN ENTRANCE OFF PARKING GARAGE MAPLE STREET START 50' VERTICAL 3 CURVE WITH .3' INLET 0.6% GRACE 6'pg SLOPE I PROPOSED PRIVATE NOT TO SCALE OFF CHERRY PENNY FLATS PRIVATE DRIVE ACCESS SLOPE VARIANCE EXHIBIT ln/Inm1ry, f ,Im.,bq CONNECT TO EXISTING DRIVE ACCESS STREET Name: 2396XSECE: Number 2396 10112105 2 f 2 COBURN Engineering Department City of Fort Collins 281 North College Avenue Fort Collins, CO 80522-0580 Attn: Marc Virata June 15, 2006 Re: Penny Flats, Block 33, City of Fort Collins, Alley Right of Way Vacation Mr. Marc Virata: Pursuant to the Penny Flats Final Plan application, and the Land Purchase agreement between Penny Flats, LLC and the City of Fort Collins for the purchase of Lots 1 through 8 and 13 through 16, on Block 33 in the City of Fort Collins, we are submitting this letter as a formal request to vacate the entirety of the public alley located on Block 33. The legal description of this parcel is as follows: Public Alley, Block 33, City of Fort Collins, County of Larimer, State of Colorado. Attached is the completed Transportation Development Review application form and check in the amount of $800.00. Please contact me if any additional materials are required to pursue this process. Sincerely, �2 Daniel R. Romer, AIA Senior Architect Coburn Development, Inc. P: 303.442.3351 1 F: 303.447-3933 1 1811 PEARL STREET I BOULDER. CO 80302 1 WWW.CO BUR N DEV.COM June 21, 2006 Mr. Marc Virata Engineering Department 281 N. College Avenue P.O. Box 580 Fort Collins, CO 80522 RE: Project: Penny Flats Variance Request: Street Cross Slope JSD Project No. 2396 Dear Marc: LANDSCAPE ARCHITECTURE PLANNING ENGINEERING GRAPHIC DESIGN We are hereby requesting with the submitted Final Compliance Plan (FCP) for the above - referenced project a variance to Sections 7.4.2 A. and B. of the Larimer County Urban Area Street Standards for minimum and maximum street cross slopes for minor collector and minor arterial streets. The variance is requested to allow for cross slopes in excess of 3 percent and less than 2 percent for pavement widening as related to Howes Street, Maple Street and Mason Street. The attached sheets C16, C17, C19 display the locations of the proposed non-standard street cross slopes. Current standards allow for street cross slopes of 2 to 3 percent. We are asking for a variance to the standards to help achieve drainage objectives for the proposed pavement widening as related to the fore mentioned streets. The following a breakdown of the sections where a variance is requested: Street Section Sheet Proposed Grade Howes 2 C16 -1.7% Howes 4 C16 -3.6% Howes 5 C16 -3.8% Maple 11 C17 -3 2% Mason 20 C19 -3.3% The proposed grades were required in order to make feasible the "bump outs". Another reason for the above grades is the existing street cross slopes at or near the above referenced locations, which vary from 0.9 percent to 5.8 percent. The variances requested for the proposed non-standard street cross slopes: will not have a negative impact on capital or maintenance cost requirements for the City or property owners; Marc Virata June 21, 2006 Page 2 of 2 • is not anticipated to reduce the life of the proposed roadways; and • will not be detrimental to the public health, safety or welfare and will not result in decreased sight distance or unsafe turning movements. We feel that this variance will allow us to meet our objectives of allowing for site drainage while, at the same time, not create additional maintenance costs or safety concerns for the City/property owners. Thank you for your consideration in the approval of this variance request. If you have any questions, or require additional information, please do not hesitate to call me. Sincerely, JIM SELL DESIGN Steven G. Smith, P.E. cc. file E:IPROJECT FB,ES1AND12396- Block 331docs@396 variame_requ t_streel slope_6.21M.doc October 12, 2005 Mr. Marc Virata LANDSCAPE ARCHITECTURE Engineering Department PLANNING 281 N: College Avenue P.Q. Box 580 ENGINEERING Fort Collins, CO 80522 GRAPHIC DESIGN RE: Project: Penny Flats Variance Request: Alley Intersection Spacing JSD Project No. 2396 Dear Marc: We are hereby requesting with the submitted Preliminary Development Plan (PDP) for the above -referenced project a variance to the Larimer County Urban Area Street Standards for the alley intersection spacing. The attached exhibit displays the locations of the proposed intersections with less than minimum spacing. Current standard, 9.2.8. of the LCUASS, states that alley intersections shall be centered between intersections, or not less than 150 feet from closest intersection. From footnote 2 on Table 7-3, - this distance shall be measured as the difference between the intersection centerlines. The Penny Flats private drives that intersect Mason and Howes and Maple Street are not centered between intersections and are located approximately 140' from the closest intersection centerline. Intersection spacing with driveways of 140' is not uncommon in urban areas and is appropriate in many circumstances. The variances requested for the alley intersection spacing: • will not have a negative impact on capital or maintenance cost requirements for the City or property owners; • is not anticipated to reduce the life of the proposed roadways; and • will not, be detrimental to the public health, safety or welfare and will not result in decreased sight distance or unsafe turning movements. We feel that�this variance will allow us to meet our objectives of allowing 153MSTMOIMTAINAVENUF FOR i COLLI NS. COL08AO08OSJ4 I WQ4R4.1921 FJ704fi4J443 1NFO, 11 M SF I I DCSIGN.(OM J I NIFLND77 7 7 Marc Virata October 12, 2005 Page 2 of 2 Thank you for your consideration in the approval of this variance request. If you have any questions, or require additional information, please do not hesitate to call me. Sincerely, JIM SELL DESIGN 37724 7; • Eric Skowron, P.E. cc. file Rp 1.' OJLCI FlIESTAN 3%-51JSKJl1 V-W�'MV:VII:WCL_T[QI25f_1WiY IMSVnCLVG_ 10.120([NJC ALLEY INTERSECTION SPACING 0 50' 100' 200' SCALE - 1" = 100' PENNY FLATS ALLEY INTERSECTION SPACING YARIANCE EXHIBIT COBURN DEVELOPMENT p( Drawing Name.• 2396XSECE,' Project :Yumder 2396 Dae, 10112105 Shcst 1 , , October 12, 2005 Mr. Marc Virata Engineering Department LANDSCAPE ARCHITECTURE 281 N. College Avenue PLANNING P.O. Box 580 ENGINEERING Fort Collins, CO 80522 GRAPHIC DESIGN RE: Project: Penny Flats Variance Request: Street Cross Section JSD Project No. 2396 Dear Marc: We are hereby requesting with the submitted Preliminary Development Plan (PDP) for the above -referenced project a variance to the Latimer County Urban Area Street Standards for a typical street cross section on minor collector and minor arterial streets. The variance is requested to allow for a crosspan at the outside edge of the travel lane and at the rear of the diagonal parking spaces and on the outside of parallel spaces (diagonal on Maple Street and parallel on Mason Street). The attached exhibit displays the locations of the proposed non- standard street cross sections. Current standards do not allow for inverted street cross sections with the drainage directed to a concrete pan behind parking. We are asking for a variance to the standards to help achieve standard slopes in the pedestrian travel ways yet match proposed building finished floor elevations at Penny Flats. Concern has been express by the Fort Collins Engineering Department that a cross section of this type will cause separation•of asphalt and concrete at the connection points. In order to offset the potential future maintenance costs associated with the proposed non-standard street cross section, we propose that a concrete section extend from the curb face through the parking area to the outside edge of the crosspan. Please see the attached exhibit sheet 2 of 2 for cross further information. The variances requested for the proposed non-standard street cross section: • will not have a negative impact on capital or maintenance cost requirements for the City or property owners; • is not anticipated to reduce the life of the proposed roadways; and • will not be detrimental to the public health, safety or welfare and will not result in decreased sight distance or unsafe turning movements. '_ 15 I WFSl MOUNIAIN AVENUE FORE C OI 1 IN S,CO I OHAIJO W-,24 P9 70_48111941 f')70484.L443 IN[0, 1 IMSL I I KSION_WM IIMS6I I I A SIGN. C OM Marc Virata October 12, 2005 Page 2 of 2 We feel that this variance will allow us to meet our objectives of allowing for site drainage and standard sidewalks cross slopes, while at the same time, not create additional maintenance costs or safety concerns for the City/property owners. Thank you for your consideration in the approval of this variance request. If you have any questions, or require additional information, please do not hesitate to call me. Sincerely, JIM SELL DESIGN Eric Skowron, P.E. cc. file .'.r�t® ..'. 37L24 ? . C'. PRQXE7FI SLLXWMM Bl, CX 331IX SC396 V�INI KQO ST_Sl=SEMOV (0.1204OO(' LlujLJ' 0 50' 100' 200' SCALE - 1" = 100' NON-STANDARD STREET CROSS SECTIONS PENNY FLATS STREET CROSS SECTION VARIANCE EXHIBIT r Name: 2396XSECE) Namber 2396 10112105 y °� 2 12.00' 14.00' a.00' s" .00' 12.50' PROPOSED 2.00' 2% SLOPE 2 :BUILDING - 57 SLOPE 2ouTFALL CURB & GUTTER 2 - 4$ SLOPE 1.5 - 47. SLOPE I 2' CROSSPAN CONCRETE CROSS SECTION EXISTING PROPOSED MAPLE STREET CROSS SECTION B. 4. 6" 2.00' 5' — :2_%SLOPE 2 - 59. SLOPE 2' OUTFACE CURB & GUTTER -„_ 2 - 49 SLOPE F5' — 2.00' g _ 4% SLOPE CONNECT TO EXISTING CONCRETE—/ 2' CROSSPAN— CROSS SECTION PROPOSED MASON STREET CROSS SECTION NOT TO SCALE PENNY FLATS Drawing Name.• 2396XSECEXHIBIT STREET CROSS SECTION T a>ect Number VARIANCE EXHIBIT 2396 . w Data 10112105 ��" "" COBURN DEVELOPMENT FORT COLLINS COshe.? 2 aJ 2 October 12, 2005 Mr. Marc Virata Engineering Department 281 N. College Avenue P.O. Box 580 Fort Collins, CO 80522 RE: Project: Penny Flats Variance Request: Maximum Driveway Slope JSD Project No. 2396 Dear Marc: LANDSCAPE ARCHITECTURE PLANNING ENGINEERING GRAPHIC DESIGN We are hereby requesting with the submitted Preliminary Development Plan (PDP) for the above -referenced project a variance to the Larimer County Urban Area Street Standards for the maximum private drive access slope (refer to figure 8-17). This variance is requested to allow for three driveway slopes to exceed the 4 percent maximum within the first sixty-five feet of the intersection. The attached supporting exhibit displays the locations of the proposed non-standard driveways (sheet 1 of 2). One is located on Cherry Street and has a proposed slope of six percent. Two are located on Maple Street. The westerly drive on Maple Street has a five percent slope and the easterly drive has a seven and one-half percent slope (refer to sheet 2 of 2). The increased slopes are necessary to 'accommodate post -tension slabs for the parking garages underneath. We feel that this variance will allow us to meet our objectives while not creating additional maintenance costs or safety concerns for the City/property owners. The variance requested: • will not have a negative impact on capital or maintenance cost requirements for the City or property owners; • is not anticipated to reduce the life of the proposed driveways; and • will not be detrimental to the public health, safety or welfare and will not result in decreased sight distance or unsafe turning movements. b