HomeMy WebLinkAboutNORTH FLATS - Filed GC-GENERAL CORRESPONDENCE - 2007-11-26October 26, 2006
Mr. Randy Maitland
City of Fort Collins - Engineering Department
P.O. Box 580,281 North College Avenue
Fort Collins, CO 80522-0580
Re: North Flats — LCUASS Variance Request
Dear Randy,
J-R ENGINEERING
A Waatrlan Company
This letter is intended to serve as a variance request to the LCUASS standards for the North Flats
project located in the Old Town North Subdivision.
The request relates to parking area dimensions as illustrated in Figure 19-7. This figure indicates
a 24' minimum width requirement for a two-way drive aisle adjacent to 90-degree compact
parking stalls. Under the note labeled with a "*", it is indicated that the dimension "F" of the
drive isle may be varied with Local Entity approval. Therefore, it is requested that a 23' wide
drive aisle be deemed acceptable. It is our opinion that the plan as submitted will promote the
general purpose of the standard equally well as would a plan which complies with the standard.
Grounds for acceptance include:
• The same figure (19-7) requires a compact stall to have a minimum width of 8 feet. As
proposed, the stalls for this project are 9 feet wide. With the added stall width it is felt the
stalls will perform equally well or better than the standard by providing additional
maneuvering room for vehicles entering the stalls.
a The previously approved plan for this site included garages located immediately adjacent
to the 24' drive aisle. The current design includes cantilevered carports with no physical
obstructions immediately adjacent to the drive aisle. It is anticipated that a 23' drive aisle
width with no immediately adjacent physical obstructions would perform equally well or
better than a 24' drive aisle width with the wall of a garage immediately adjacent.
• The applicants have previously mocked up the configuration on site and found that even
full sized vehicles could effectively perform the maneuver into the stalls. If the decision
maker and or staff would like to witness this, a mock-up of the parking/drive
configuration could be set up once again on site for demonstration.
a It is not anticipated that any public health, safety, and/or welfare problems will be created
by the varied design.
In consideration of the forgoing discussion, it is respectfully requested that a variance be granted
for the drive isle width requirement depicted on LCUASS Figure 19-7. Drawings are enclosed
with the PDP submittal illustrating the conditions mentioned above. If you have any questions or
require any additional information please feel free to contact our office.
Sincerely,
JR ENGINEERING, LLC 00 LICfv�
ct' .•S�S�Pe•:Fo
Joseph C Sparone P.E.
Project Manager
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2620 Fan PmTea Road. Suite 190. For Collim. 00 80525
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Mar 30 2007 3:08PM Millhaus Financial LLC 970-484-8661
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Phone: 970.484.6480 Fax: 970.484.8661
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Mar 30 2007 3:08PM Millhaus Financial LLC 970-484-8661
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Development Plan Documents In grade elevations and/or storm drainage facility
ccn%uration that occur as a result of the construction of houses and/or development of
lots, whether by the Developer or other parties. The Gy reserves the right to withhold
the issuance of building permits and certificates of occupancy for this Development until
the City has deemed such changes as being acceptable for the safe and efficient
delivery of storm drainage water.
S. The Developer shall limit the construction of the O"Ite storm drainage
Improvements to the lk'n is of construction as shown on the Final Development Plan
Documents. The contractor shall re -seed and restore all areas that are disturbed
during construction of the Off -site stone drainage improvements in accordance with the
Final Development Plan Documents promptly following construction. The Developer
shall ensure that no negative impact occurs to the adjoining properties during the
construction of these facilities. No grading shag be done outside of the approved areas
as shown on the Final Development Plan Documents.
7. The Developer shall be responsible for maintenance of all storm drainage facilities
that are constructed outside of the public right-of-way.
D. Streets.
1. No street oversizing reimbursement from the City is due the
Developer for this Development.
2. Notwithstanding any provision herein to the contrary, the Developer •�
shall be responsible for all costs for the initial installation of traffic signing and striping
for this Development, including both signing and striping related to the Developer's I7
internal street operations and the signing end striping of any adjacent or adjoining local,
collector or arterial streets that is made necessary because of the Development.
3. Following completion of all public infrastructure improvements, the
Developer shall continue to have responslbll for maintenance and repair of said
improvements t
Of the
o
4. Unless otherwise agreed in writing by the oartias hereto and
ppHMtlptanong_ary prov_fsalon herein to the contrary, no bufidingpermks will be iswed__
for North Flats until such time that the Old Town North Amendment Agreement No.
has bean fully signed and execuleei<as it rele! _ Di1' N
Old Town North to be a li2e building permit and 104 -
e North Flats building permits and all other building permits oaleae: por Puo" d subdMNona.
eaceons 20-1 a ana 2PtI o1 Ta
issued vrlthh Old Town North. tree■emal Lana tl■e RepuHhbn■ d cis
Clyltbr LUC P�ekoa, Saatlms 2.1.3,
6. Notwithstanding any provision hsrsintothe contrary, rwbasements 1ana3.s.zorsetsauascoded
will be permitted within the North Flats development due to ground water conditions.
Mar, 30 2007 3:08PM Millhaus Financial LLC 970-484-8661 p.3
L General Conditions
A. The terms of this Agreement shall govern all development activities of the
Developer pertaining to the Property. For the purposes of this Agreement,
"development activities" shall include, but not be limited to, the following: (1) the actual
construction of improvements, (2) obtaining a permit therefor, or '(3) any change in
grade, contour or appearance of the Property caused by, or on behalf of, the Developer
with the intent to construct improvements thereon.
B. All water lines, sanitary sower collection Imo, Storm sewer lines and
faciNes, streets, orbs, gutters, sidewalks, and bikepaths shall be installed as shown on
the Final Development Plan Documents and in full compliance with the standards and
specifications of the City on file in the office of the City Engineer at the time of approval
of the utiity plans relating to the specific utility, Subject to a three (3) year time limitation
from the dole of approval of the site specific development plan. In the event that the
Developer commences or performs any construction pursuant hereto after the passage
of throe (3) years from the daft of approval of the life apecific development plan, the
Developer shall resubmit the utility plane to the City Engineer for reexamination. The
City may then require the Devetoper to comply with the approved standards and
apedficallons of the City on file in the office of the City Engineer at the time of the
resubmUtal.
C. No building permit for the construction of any stnrdure within to Property
Shall be issued by the City until the public water Ones and stubs to each lot, fire
hydrants, electrical Ones, sanitary sewer lines and stubs to each lot, and public streets
(including curb, gutter, and pavement with at least the base course completed) serving
such Structure have been completed and accepted by the City. No building permits
Shall be Issued for any structure located In excess of six hundred and sixty feet (8801)
from a single point of access, unless the structures contain sprinkler systems that are
approved by the Poudre Fire Authority.
D. Any water Ones, sanitary sewer lines. Storm drainage lines, electrical lines,
and/or street described on Exhibit "A," attached hereto, shall be installed within the
time and/or sequence required on Exhibit "A' If the City Engineer has determined that
any water Ones, sanitary sewer lines, storm drainage facORles and/or streets are
required to provide service or access to other areas of the City, those facilities stroll be •
shown on the Final Development Plan Documents and shall be installed by the `
Developer within the time as established under "Special Conditions" in this document
E. E t n specifically agreed, the Dew to
install ter, Sanitary sewer, and storm drainage facilities
snces, and as curbs, gutters, sidewalks, bikeways and other public
overnerrisrequired by this Development as shown on the Final Development Plan
Documents and other approved documents pertaining to this Development on file with
the City. North flats LLC is not liable to pay any expenses already agreed to be paid by
Old Town North.
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