HomeMy WebLinkAboutUNION PLACE - Filed GC-GENERAL CORRESPONDENCE - 2011-11-154
BE YON Q E N G IN E E RING
September 21, 2009
Mr. Andrew Carney
City of Fort Collins Engineering
281 North College Avenue
Fort Collins, CO 80521
SUBJECT: Variance Request for Union Place
Dear Mr. Carney:
This letter acts as a variance request in addition to previous requests for the Union Place project
located south of Willox Lane and west of College Avenue. Overall, we feel we have worked to
keep within the spirit and the intent of the LCUASS. The requested variance is as follows:
1. Willox Lane longitudinal slope less than 0.5%.
Issue
Larimer County Urban Area Street Standards Section 7.4.1.13.3 states that the minimum
flowline grade shall be 0.50%. The existing longitudinal grade on Willox Lane slopes from
west to east at approximately 0.36% adjacent to this development. In order to increase the
slopes, low points and inlets are necessary in Willox Lane. A low point and inlet was
designed at Station 25+97 so that it was positioned between the proposed buildings on Willox
Lane. A slope of 0.46% was used from Station 20+10 to 25+97 to achieve this low point
location. We are requesting a variance from the minimum flowline grade.
Alternate Design
One alternative would be to increase the slope of the road to the minimum of 0.5% and keep
the low point at Station 25+97. This would increase the maximum cross slope of the road
from 4.00% to 5.00%, which would also require a variance.
Another alternative would be to increase the slope of the road to the minimum of 0.5% and
shift the low point to Station 25+10. This would keep the maximum cross slope of the road
below 4.00%. However, a west -east storm sewer line would be required from Station 25+10
to 24+97. This line could go in the landscaped median, but it would conflict with the
proposed trees and the proposed dry utilities. This alternative also creates 85' of additional
pipe and one extra manhole.
Another variation to the alternative above would be to put the east -west storm sewer in the
street. The storm sewer would have less than 2' of cover in the street due to the shallow
detention pond and shallow sanitary sewer that this line needs to cross downstream. This
alternative also creates 125' of additional storm sewer and two extra manholes.
NOLTE ASSOCIATES, INC.
1901 SHARP POINT DRIVE, SUITE A
PORT COIAANS. CO 80.525-4429
970,221.2400 TEL 970.221,2415 FAX
WWW.NOL.TF..COM
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Justification for Variance
Willox Lane is an existing street with the drainage patterns for existing intersections and
driveways already established on the north side of the street and immediately to the east and
west of this development. It is difficult to establish new low points and storm drainage
systems given the existing site constraints and proposed development on this site. The other
alternatives discussed above all have their challenges and a slope reduction of 0.04% seemed
minor in comparison to the other alternatives. Based on current knowledge, it is my opinion
the existing condition will not be detrimental to the public health, safety and welfare. It is
difficult to predict whether a minor slope reduction from 0.50% to 0.46% will reduce the
design life of the improvement or cause the Local Entity additional maintenance costs.
If you have questions, please contact me at (970) 221-2400.
Sincerely,
Nolte Associates, Inc.
f
Samuel M. Eliason, P.E., LEED" AP
Engineering Manager
NOLTE ASSOCIATES. INC.
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N:\FCB0277\Documents\Letters\variance - 20090921.doc
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BEYOND ENGINEERING
June 4, 2009
Mr. Andrew Carney
City of Fort Collins Engineering
281 North College Avenue
Fort Collins, CO 80521
SUBJECT: Variance Requests for Union Place
Dear Mr. Carney:
This letter acts as a variance request in addition to requests 1 and 3 listed in the May 13, 2009
letter for the Union Place project located south of Willox Lane and west of College Avenue.
Overall, we feel we have worked to keep within the spirit and the intent of the LCUASS. The
requested variance is as follows:
1. Reduce the right of way and utility easement widths on the south side of Willox Lane.
Issue
Larimer County Urban Area Street Standards Figure 7-3F shows the roadway section
for a two lane arterial, which is the proposed section for Willox Lane. This Figure
shows a 15' utility easement adjacent to the 84' wide public right of way. As a new
development, LCUASS 1.9.2.B.2 requires necessary right of way and easements to be
dedicated to the public entity. This project is located entirely on the south side of
Willox Lane and therefore, we are requesting a variance to reduce the right of way on
the south side of Willox Lane to 36' and reduce the utility easement outside of the right
of way to 8' which will be under the sidewalk. This adjustment will not affect the street
section and will only move the right of way line from the back of the sidewalk to the
front of the sidewalk.
Alternate Design
One alternative is to provide 44' (42' plus additional 2' to accommodate the shy
distance to the face of the building with zero setback) of right of way from centerline
without a utility easement outside of the right of way for Willox Lane. However, non -
City utilities such as Excel require a utility easement outside of right-of-way to allow
for future expansion and avoid conflicts with city utilities.
Another alternative is to add the typical 15' or a reduced 8' utility easement at the back
of the sidewalk. This would reduce the developable land on the property and also not
allow the commercial buildings to abut the sidewalk. This would have a negative effect
on the location and size of the commercial buildings.
NOLTE ASSOCIATES. INC.
1901 SHARP POINT 0?,1VF. SUITE A
FORT COLLiNS, CO 80525-4429
9747.221-2,400 TEL 970.2.2.1,2115 FAX
W'Al W,N ELTE.CCOM
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Justification for Variance
Nolte attended a utility coordination meeting with the effected entities on June 3, 2009.
At that meeting it was determined that the utility companies were amenable to the
reduced easement width and the placement of the easement under the sidewalk. It was
determined that all city owned utilities would be constructed within the right of way
and all non -city owned utilities would be constructed in the 8' easement under the
sidewalk.
Since the sidewalk will not sit in the public right of way, it will be the private property
owner's responsibility to maintain the sidewalk. Therefore, the reduced right of way
will reduce the city's maintenance responsibility.
Based on current knowledge, it is my opinion that reducing the right of way to the back
of tree lawn and reducing the utility easement to 8' will not be detrimental to the public
health, safety and welfare or reduce the design life of the improvement or cause the
Local Entity additional maintenance costs.
If you have questions, please contact me at (970) 221-2400.
Sincerely,
Nolte Associates, Inc.
Samuel M. Eliason, P.E., LEED® AR
Engineering Manager
NOLTE ASSOCIATES, INC.
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