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Home My WebLink AboutWARREN FARMS THIRD - Filed GC-GENERAL CORRESPONDENCE - 2005-08-1724 February 1999 Memorandum To: Mr. David Stringer City of Fort Collins t Fr aig Kam f Nuszer Kopatz Re: Warren Farm - Local Residential Streets As requested at the project review meeting on 2/10/99 regarding variances to local residential streets, I have researched existing local residential streets in Fort Collins and other Front Range communities that represent a comparable design condition to our proposed design at Warren Farm. At the convenience of Cam McNair, Eric Bracke and yourself, I would like to visit some of these streets in Fort Collins to address how they are working and how we can have safe, low speed streets at Warren Farm. If necessary a subsequent visit can be made to some neighborhoods in Loveland as well. Please contact me at your earliest convenience to arrange a time for a short tour. Thanks. Craig Kam cc: Cam McNair Eric Bracke E -- D^ :- I T E2 4 T 3031534-3881 T FAk a ';5 388< kopatz� ;rasam THE ERIE COUNTY INVESTMENT CO. December 14, 1998 Mr. Cam McNair City of Fort Collins Department of Engineering 281 North College Avenue Fort Collins, CO 80522 Dear Mr. McNair: ti BAIIEI' We are requesting administrative variances to the City of Fort Collins Design and Construction Criteria Standards and Specifications for Streets, Sidewalks, Alleys and Other Public Ways in conjunction with the Project Development Plan Submission for Warren Farm Third Filing. Please see the attached exhibit for reference. The variances are as follows: A. Meadowlark Avenue Design Minimum Min. Tangent Minimum Minimum Speed Centerline between Corner Sight Stopping Radius Curves or Distance Sight Intersections Distance Current 40 mph 610 ft 150 ft 400 ft 275 ft Standard Proposed 30 mph 435 ft 40 ft 300 ft 200 ft The above variances as requested are justified for the following reasons: 1. Existing Meadowlark Avenue to the north of the property is posted at 25 mph. 2. An existing constructed segment of Meadowlark Avenue on the northwestern portion of the site is constructed at a 400+/- ft horizontal centerline curvature. 601 CORPORATE CIRCLE GOLDEN, COLORADO 80401 (303) 384-0200 (303) 384-0223 FAX Mr. Cam McNair December 14, 1998 Page 2 1. The proposed segment of Meadowlark must align with and connect to both the existing segment on -site and the existing Meadowlark Avenue south of Horsetooth Road. B. Local Residential Streets Design Minimum Min. Minimum Minimum Speed Centerline Tangent Corner Sight Stopping Radius between Distance Sight Curves or Distance Intersections Current 30 mph 240 ft. 100 ft. 300 ft. 200 ft. Standard Proposed 15-20 mph 50-100 ft. 15 ft. 200 ft. 200 ft. * Where 90 degree corners or other specific conditions dictate, cautionary signage can be provided. We are also requesting a variance for an 18% angle of departure for the northernmost local residential street intersection at Meadowlark Avenue. This variance is required to align the intersection with the existing cul-de-sac street to the west within the confines of the existing alignment of Meadowlark Avenue and the New Mercer Ditch. The above variances as requested are justified for the following reasons: 1. The length of run of any of the proposed residential streets are very limited, generally 100 to 200 linear feet at any given segment. 2. None of the proposed residential streets create a through condition to an adjoining neighborhood that would encourage higher speed, through traffic. 3. Any vehicles entering the proposed residential streets will have significantly reduced their speed when turning off of Meadowlark Avenue or Riva Ridge Drive. Riva Ridge is a local street designed to a 30 mph design speed and Meadowlark Avenue, though classified as a collector is designed at a lower design speed and to be posted at 25 mph. This will establish slower typical traffic speeds even before drivers turn onto the local streets. 4. Once drivers have entered the residential neighborhoods, there are very limited lengths of roads before drivers arrive at their homes or must negotiate a curve or intersection, generally 100 to 200 linear feet or less. 5. The configuration of existing lots and streets platted previously to the west, the required alignment of the proposed portion of Meadowlark Avenue, and the alignment of the New Mercer Ditch are all design constraints on the development that dictate the need for the Mr. Cam McNair December 14, 1998 Page 3 proposed variances in order to effectively develop the property with the proposed affordable single family home product. 6. The street design standards as proposed promote the following Principles and Policies of the Fort Collins City Plan: PRINCIPLE LU-1: Growth within the city will promote a compact development pattern within a well-defined boundary. Policy LU-1.1 Compact Urban Form. The desired urban form will be achieved by directing future development to mixed -use neighborhoods and districts while reducing the potential for dispersed growth not conducive to pedestrian and transit use and cohesive community development. The street pattern as planned allows the P.D.P. to achieve a compact development pattern and a desired density for the neighborhood as an urban infill, affordable housing development. PRINCIPLE CAD-1: Each addition to the street system will be designed with consideration to the visual character and the experience of the citizens who will use the street system and adjacent property. Together, the layout of the street network and the streets themselves will contribute to the character, form and scale of t he city. Policy CAD-1.1 Street Design Standards. All new public streets must conform to city street standards. Alternative street designs may be approved by the city where they are needed to accommodate unique situations, such as important landscape features or distinctive characteristics of a neighborhood or district, provided that they meet necessary safety, accessibility and maintenance requirements. The street design standards as proposed allow the plan to respond to adjacent platted streets and lots to the west, the alignment of the constructed portions of Meadowlark Avenue, and the New Mercer Canal to the north and east. PRINCIPLE AN-1: New neighborhoods will be integral parts of the broader community structure. Policy AN-1.3 Traffic Calming. For a network to provide a desirable residential environment, it must be designed to discourage excessive speeding and cut - through traffic. Street widths and corner curb radii should be as narrow as possible, while still providing safe access for emergency and service vehicles. Frequent, controlled intersections, raised and textured crosswalks, and various other specialized measures may be used to slow and channel traffic without unduly hampering convenient, direct access and mobility. Mr. Cam McNair December 14, 1998 Page 4 The standards and pattern of streets as proposed promote traffic calming by reducing speeds and cut through traffic, making the neighborhood safe for pedestrians and cyclists. The overall intent of the Project Development Plan for Warren Farm is to create a very low speed neighborhood street system where speed of travel is effectively not an issue -residents have slowed down significantly before arriving at their street and their homes, allowing residential streets to be an extension of the house rather than an intrusion of the automobile. As such, your approval of these variances is respectively requested and your signature below will indicate your acceptance. Mr. David Bailed Warren Farrrr-�and-D 601 Corporate Circle Golden, CO 80401 Accepted: LLC Mr. Cam McNair City of Fort Collins Department of Engineering 281 North College Avenue Fort Collins, CO 80522 cc. Jim Allen -Morley Burt Boothby Gene Coppola Brock Chapman Bob Blanchard Sheri Wamhoff Steve Olt Eric Bracke Transport 'on Services Engineering Department City of Fort Collins January 13, 2000 Jim Allen -Morley 209 South Meldrum Fort Collins, CO 80521-2603 Dear Jim: I discussed and reviewed the Plat for Warren Farms, 3rd Filing with Paul Eckman, Deputy City Attorney. The first sentence of the Certificate of Dedication shall read: "The undersigned does hereby dedicate and convey to the City of Fort Collins, Colorado, for public use forever, the streets, easements, and Tract A, Tract B (Subject to the preexisting easement for the New Mercer Canal), and Tract C (Subject to the preexisting easement for the New Mercer Canal) as laid out and designated on this plat; provided...". In addition, please correct the tract delineation between Tracts A and B, and change the easement between Lots 102 and 103 to be apart of Tract F. Please submit the Final Plat with signatures to the Engineering Department (as opposed to the Current Planning Dept.). If there any question, call me at 221-6605. Thanks. Sincerely, Mark McCallum McCallum Civil Engineer 1 Cc: Steve Olt _91 Norm Q�Ile, o A%cnue • PO. Box 580 • Fort Coning, CO 807;22-0_180 • (970) 221-1,60 FEB-11-2000 FRI 09:08 AM PROFESSIONAL OFFICES FAX NO, 3032201818 P. 01 Fax Name: Mark McCallum Organization: City of Fort Collins - Engineering Fax: 970-221-6605 Phone: 970-221-6378 From: Steve Maguire Date: February 12. 2000 Subject: Warren Farms Subdivivion Pages: 1 Mark; The following is the language that I would like to put into the Development Agreement for Section H.C.S. Basically, I massaged the language from the previous draft mid added in the sentence of when payment is to be niadc. I think this clarifies the understanding that Burt Boothby and -Gene Schlueter reached that the $115,253 is a stipulated number and not an estimate. I in forwarding a copy of this Fax to Paul Lckman to make sure that he has no objection to the changes. "The City agrees to make a cost sharing payment to the Developer for certain construction and improvement costs to be expended by the Developer that will beucfit a larger area than the Property. 'File City also agrees to make a payment to the Developer for certain casements and a right of way granted, or to be granted, to the City in the plat for the Property. The aggregate amount of said payments wi ll be $115,253 and shall be paid to the Developer within sixty (60) days after the on -site and off=site storm drain improvements described in sbbection H. C. 1. have been completed and the engineer certification required under Section 11, C. L has been furnished to the City. The $115,253 is an agreed -to amount that was negotiated between the Developer and the City using the pricing information set forth in Exhibit B attached hereto." Thanks again for the Herculean effort you have made to move this process along. Steve Maguire r" Law Firm of Stephen A. Maguire 6300 S. Syracuse Way, 293 Englewood, Co 80111 Phone: 303-740.8863; Fax 303-220.1818 tion Services Engineering Department City of Fort Collins April2, 1999 Craig Karn Nuszer Kopatz 1 129 Cherokee Street Denver, CO 80204 Dear Craig The Engineering Staff has reviewed the variance request for Warren Farms, 3`d Filing submitted March 19, 1999. In order for the Engineering Department to process a variance request a licensed professional engineer in the state of Colorado should submit the variance request. I he Engineering Department recognizes the constraints associated with the design of Meadowlark Avenue and the local residential streets. However, there are some design aspects that should be considered before final approval of the current variance request. Please refer to both attached site plans in addition to the following comments: Meadowlark Avenue I. The desige'`speed should not be a request in the variance per se, for the design speed is an important variable in the determination of centerline radius, tangent lengths between curves or intersections, corner sight distance, and stopping sight distance. (However, a design speed shall be derived from each centerline radius proposed along Meadowlark .Avenue to determine the appropriate corner sight distances and stopping sight distances) 2 One of the two private drives along the west side of Meadowlark Avenue between Harvest Way and Riva Ridge Drive should align with the private drive access for the multi -family project, and the other private drive should be separated by 200 feet on centerline. A variance request can be submitted to this standard. The private drives shall meet all sight distance requirements as mentioned above. Local Residential Streets: I . The variance request for the minimum centerline radius, minimum tangent between curves or intersections, and the I Vlo angle of departure for the northernmost local residential intersection at Meadowlark Avenue shall be granted for the local residential streets. �2,. The City of Port Collins will not allow a "blanket' variance to the sight distance requirements for the residential streets. The sight distance shall be reviewed on an individual basis with the preferred corner sight distance and stopping sight distance to be 300 feet and 200 feet, respectively. All local residential intersections except the Riva Ridge Drive/ Warren Farm Drive (Court) and Warren Farm Drive/ Harvest Way intersections will be required to provide a corner sight distance of 300 feet. The Riva Ridge Drive/ Warren Farm Drive (Court) intersection should be designed as a controlled four-way_intersection. The stop condition will help reduce sight distance conflicts, 6,10P 2R1 Noi th C011C!1c Aaenui' • PO. Box 580 • Port Collim, CO 80522-0580 • (070) 221-0605 thereby promoting a safer intersection. The 200-foot corner sight distance shall be granted as long as it is a controlled intersection. The variance request for a 200-foot corner sight distance shall be granted at the Warren Farm Drive/ Harvest Way intersection. The minimum stopping sight distance shall be 200 feet. Please delete the note stating "where specific conditions dictate, cautionary signage and/or stop signs can be provided". Also, it is important that sight distance easements be dedicated to the City where the stopping sight distance sight line lies outside the right-of-way. See the yellow highlighted areas on the attached site plans. 4`. The design speed should not be a request in the variance for the design speed is an important variable in the determination of centerline radius, tangent lengths between curves or intersections, corner sight distance, and stopping sight distance. 'VThe measuring of corner sight distance, stopping sight distance, and tangent length at intersections shall be done in accordance with The City of Fort Collins Design and Construction Criteria manual. Going further, the measuring of sight distance shall be done as shown on the attached site plans. Please, continue to measure the corner sight and stopping sight distance along the centerline of the street, but also measure to and from the actual location of the vehicles. The measuring of the tangent length at the intersection should be measured from the nearest right-of- way line of the intersected street to the point of curvature of the intersecting street (See 1.02.03.04 if the Design and Construction Criteria manual). Please, measure in this manner and base the variance request on these measurements. If these revisions are completed as mentioned above, I feel the Engineering Department can fully support the variance request. If you have any questions, please call Mark McCallum or myself at 221-6605. Sinca l &- L City Engineer Cc: Mark McCallum Dave Stringer Eric Bracke Steve Olt T ALL--,) -ry 94z-1,) May 4, 1999 Craig Karn Nuszer Kopatz 1 129 Cherokee Street Denver, CO 80204 Dear Craig The Engineering Staff has reviewed the variance request for Warren Farms, 3`a Filing submitted March 19, 1999. In order for the Engineering Department to process a variance request a licensed professional engineer in the state of Colorado should submit the variance request. The Engineering Department recognizes the constraints associated with the design of Meadowlark Avenue and the local residential streets. However, there are some design aspects that should be considered before final approval of the current variance request. Please refer to both attached site plans in addition to the following comments (Also, see comments on the variance request dated March 19, 1999, but submitted April 21, 1999): Meadowlark Avenue 1. The variance request for intersection spacing will be allowed. 2. A design speed shall be derived from each centerline radius proposed along Meadowlark Avenue to determine the appropriate corner sight distances and stopping sight distances. Local Residential Streets: I . The variance request for the minimum centerline radius, and the minimum tangent between curves or intersections shall be granted for the local residential streets. 2. The 18% angle of departure for the northernmost local residential intersection at Meadowlark Avenue shall be granted for the local residential streets. 3. A minimum corner sight distance of 200 feet shall be granted at the intersection of Warren Farm Drive & Harvest Way. 4. A minimum corner sight distance of 200 feet shall be granted at the intersection of Warren Farm Drive (Court) & Riva Ridge Drive provided that the intersection is designed as a controlled four-way stop intersection. 5. The City of Fort Collins will not allow a "blanket' variance to the sight distance requirements for the residential streets. The sight distance shall be reviewed on an individual basis with the preferred corner sight distance and stopping sight distance to be 300 feet and 200 feet, respectively. All local residential intersections except the Riva Ridge Drive/ Warren Farm Drive (Court) and Warren Farm Drive/ Harvest Way intersections will be required to provide a corner sight distance of 300 feet. 6. The minimum stopping sight distance shall be 200 feet. It is important that sight distance easements be dedicated to the City where the stopping sight distance sight line lies outside the right-of-way. 7. The controlled three-way stop intersections will not be allowed per the Traffic Engineer. Please, maintain a 300-foot corner sight distance in those locations, except for the Warren Farm Drive/ Harvest Way intersection. The measuring of corner sight distance, stopping sight distance, and tangent length at intersections shall be done in accordance with The City of Fort Collins Design and Construction Criteria manual. Going further, the measuring of sight distance shall be done as shown on the attached site plans. Please, continue to measure the corner sight and stopping sight distance along the centerline of the street, but also measure to and from the actual location of the vehicles. The measuring of the tangent length at the intersection should be measured from the nearest right-of- way line of the intersected street to the point of curvature of the intersecting street (See 1.02.03.04 if the Design and Construction Criteria manual). Please, measure in this manner and base the variance request on these measurements. If these revisions are completed as mentioned above, I feel the Engineering Department can fully support the variance request. If you have any questions, please call me (Mark McCallum) at 221- 6605. Sincerely, �er� h�a7�—C�FL«sue rk Mc allum Civil Engineer Cc: Cam McNair Dave Stringer Eric Bracke Steve Olt Jim Allen -Morley ,. P h" e 'i design associates Memorandum To: Mr. David Stringer City of Fort Collins Fro . atg Kam Nuszer Kopatz Re: Warren Farm - Local Residential Street Comparables 26 February 1999 vy, R! 1. Seaway Circle at Harmony and Lemay. This street shares several similarities to our proposed residential streets and I feel is a good comparison. A. 30'(+/-) pavement width — with attached walks (at the south end pavement is narrower). Our streets will have detached walks and street trees within a parkway lawn. B_ No through traffic, only residents who live there. Our streets typically don't go back into the neighborhood as far as Seaway (200'-300' vs. 500'- 700'), limiting the ability of drivers to reach higher speeds. C. A similar housing product on Seaway. The homes are smaller single family lots with two car garages on 50' lots. Our homes have recessed one car garages with driveways that will range from 21' to 30' in length beyond the sidewalk. Our lots are a minimum 40' wide at the R.O.W. to maximize frontage for on -street parking and to avoid the clustering of driveways and homes on corners. We also intend to "pair" driveways where possible to create longer unbroken tree lawns and parking areas. D. Smaller horizontal radii. Jogs in the alignment of Seaway with smaller radii are similar to portions of Mercer Way and Warren Farm Circle on Sra�_� r-^,Ve�R 1 i -0204 1 303/534-3881 7 z'.� �G3/534 3894 z ko,atz!. dra.zcm THE SEAR -BROWN G R 11-1 1 FULL -SERVICE DESIGN PROFESSIONALS 20'ISIMIII M[ I-Pl UM POI"f ( Ot.I.INS (I1 I PAr'U 30521-260I 970-482-5922 FAX:970-482-6368 Mark McCallum City of Ft. Collins Engineering Dept. 281 N. College Ft. Collins, CO. 80524 18 May 1999 Mr. McCallum, This letter is to document the minimum corner site distance criteria for Warrcn �e �I� Farms 3 Filing which was agree upon during our May 13 meeting between you, myself, and Jim Allcn-Morlev. The minimum corner sight distance for Meadowlark Drive, based on a 36-mph design speed and figure IX-40 in the 1990 AASHTO text, is 350 feet. We also agreed that this distance would be measured lirom a point on the minor road, parallel to the roadway, 10 feet from the edge of the major road pavement . We agreed that any minimum cornea- site distance not meeting these crite is would need a variance approved by your office. Please call me at 482-5922 if you have any comments or questions regarding this letter. Thant: you, William CtLmelir, E)IT "< The Sear -Brown Group Project Frngineer STANDARDS IN EXCELLENCE SEAR -BROWN FULL -SERVICE DESIGN PROFESSIONALS FORMERLY RI3D, INC. 20JyOIf i i\Li I 01111)"1 20,; 970-482-5922 FAX:970-482-6368 5/27/1999 Mr. Cam McNair City of Fort Collins Department of Engineering 281 N. College Avenue Fort Collins, CO 80522 Re Warren Farm Variance request. Dear Mr. McNair, Per your meeting with Craig Kam of Nuszer Kopatz on March 8, 1999 and your letter dated April 2, 1999 and your approval. I have prepared a request for administrative variances to the City of Fort Collins Design and Construction Criteria Standards and Specifications for Streets, Sidewalks, Alleys and Other Public Ways as follows: A. Meadow Lark Avenue General Condition Minimum Centerline Radius 9' Min. Tangent Minimum Between curves Corner Sight or Distance Intersections / Current 610 ft 150 ft 400 ft Standard Proposed 410 ft 843 ft 350 ft Minimum Stopping Sight Distance 275 ft 275 ft Also we request a variance to allow the corner site distance to be 277.4 feet at the intersection of Mercer Way and Meadowlark Avenue;and at the intersection of Planter Way and Meadowlark Drive we request a variance to allow the corner site distance to be 325.54 feet. AND The above variances to the code are requested and justified as follows: The design speed for a 460-foot centerline curve radius (maximum centerline radius for Meadow Lark Avenue) as calculated from AASHTO (1990) pg 190 is 36 miles per hour. The allowable corner site distance as shown in figure IX 40 pg 762 L 350feet. J r ' t - The existing Meadowlark Avenue to the north of the property is posted to 25 mph and can accommodate the reduced site distances of 277.4 and 325.54 feet. An existing constructed segment of Meadowlark Avenue on the northwestern portion of the site is constructed at an approximate centerline radius of 400 ft. We are also requesting a variance from the minimum intersection spacing criteria for two (2) private drives along Meadowlark Avenue. The spacing is such that there will be 135 feet from the centerline of Riva Ridge Drive to the first private drive, then anotherQ— N s feet to the centerline of the secondary multi -family entrance on the east side of Meadowlark Avenue and another!19 f6 t to the next private drive, then 200 more feet to the Harvest Way intersection. This variance is justified by the small amount of traffic generated from the 4 homes on each private drive and each will have a minimum corner site distance of 350 feet. - B. Local Residential Streets General Condition Minimum Centerline Radius Current 240 ft Standard Proposed 100 ft Min. Tangent Between curves or Intersections 100 ft 59 ft Minimum Corner Sight Distance 300 ft 300 ft * Minimum Stopping Sight Distance *A variance of a corner site distance of 200 feet is requested for the following intersections: Riva Ridge Drive and Warren Farm Drive �J Warren Farm Drive and Harvest Way ` 0 See attached Exhibit for specific locations. MO ft ' 200 ft f 14% v We are also requesting a variance for an 18 degree angle of departure for Mercer Way/ Meadowlark Avenue intersection at Meadowlark Avenue. This variance is required to align the intersection with the existing cul-de-sac street to the west within the confines of " the existing alignment of Meadowlark Avenue and the New Mercer Ditch. The above variances as requested are justified for the following reasons: I. The design speed for a 100-�Iot centerline curve radius as calculated from AASHTO (1990) pg 190 is 20 miles per hour. The allowable corner site distance as shown in figure IX 40 pg 762 is ,190 feet. 2. At the Intersection of Riva Ridge Drive/Warren Farm Drive (Court), a four-way stop condition has been provided. The stop condition helps reduce sight distance conflicts, thereby promoting a safer intersection. �At th¢t,Intersectio"h Watrertfartp D�ive/fjrrve$t flay d stb� cdr3dit�dn lx>?is%fb��n ' r4s Idfed. The 4d oortdifiom'hel s i e,tluce si hddtst trace N-6fl.Lers MrieIi tproMod - a'eafer 1ptersectroii 4. The length of the run of any of the proposed residential streets are very limited, generally 100 to 200 linear feet at any given segment. None of the proposed residential streets create a through condition to an adjoining neighborhood that would encourage higher speed, through traffic. 6. Any vehicles entering the proposed residential streets will have significantly reduced their speed when turning off of Meadowlark Avenue or Riva Ridge Drive, Riva Ridge is a local street designed to a 30-mph design speed and Meadowlark Avenue, though classified as a collector is designed at a lower design speed and to be posted at 25 mph. This will establish slower typical traffic speeds even before drivers turn onto the local streets. Once drivers have entered the residential neighborhoods, there are very limited lengths of roads before drivers arrive at their homes or must negotiate a curve or intersection, generally 100 to 200 linear feet or less. The configuration of existing lots and streets platted previously to the west, the required alignment of the proposed portion of Meadowlark Avenue, and the alignment of the New Mercer ditch are all design constraints on the development that dictate the need for the proposed variances in order to effectively develop the property with the proposed affordable single family home product. 9. The street design standards a proposed promote the Principles and Policies of the Fort Collins City Plan, such as promoting compact development patterns, traffic calming. 10. The standards and pattern of streets as proposed promote traffic calming by reducing speeds and cut through traffic, making the neighborhood safe for pedestrians and cyclists. The overall intent of the Project Development Plan for Warren Farm is to create a very low speed neighborhood street system where residents have slowed down sionificantl_v before arriving at their street and their homes, allowing residential streets to be an extension of the house. The investment of your time and that of your staff has been invaluable in achieving a safe and effective neighborhood design for Warren Farm and is sincerely appreciated. If you have any further questions or concerns, please contact me. Your approval of these variances is respectfully requested. RjE Yours Sincerely /�GG�`. V J� a r `C.St%.�� }� 1 0 irk. •-J 24336 Jim Allen -Morley, P.E. Project Manager 10 March 1999 urban design associates Mr. Cam McNair City of Fort Collins Department of Engineering 281 North College Avenue Fort Collins, CO 80522 Dear Mr. McNair: Thank you and city staff members that participated in our meeting on Monday regarding street alignment issues on Warren Farm. The meeting was very positive and productive. The two areas of concern that you pointed out were as follows: At Warren Farm Circle you were concerned with the combined effect of the two 50' centerline radii and drivers having difficulty negotiating them. We've developed an alternative layout very similar to what we discussed that creates a through alignment of Warren Circle to Warren Farm Drive. Four additional homes access from Meadowlark Avenue via a shared drive. The lot count with the alternate layout is the same as the current plan and centerline radii on the street are 100'. This also eliminates the southern intersection of Warren Circle and Meadowlark on the current plan. 2. At Mercer Way adjacent to the neighborhood park you were not comfortable with the combined effect of the curves along the park and when the street turns to parallel the ditch. We've developed an alternative layout here that retains the same number of homesites and eliminates the shared drive condition by creating two cul-de-sacs. Mercer Way is now a cul ending at the southeast corner of the site by the park. A small court -type cul-de-sac aligns with Warren Circle at Meadowlark Avenue. We feel that these plan revisions respond to your concerns and don't substantively alter the overall plan. 1 also have re -checked corner sight distances for our intersections at Meadowlark. With a 300' corner sight distance as we discussed per the 30 mph design speed for Meadowlark, we don't have any conflicts with homesites. The one intersection KS-4 c' T C= T t 60204 1 3 0 3 / 5 3 4 - 3 8 8 1 1 FA{ s153t-3884 -us zer-kacstz '�:n cra—,rr that was eliminated was the most difficult sight distance condition. We will reflect these sitelines on the site plan and plat accordingly. Per our discussion the balance of the plan layout is acceptable and will not require any alignment revisions. Please call at your earliest convenience with any comments on the revised layout. If it is acceptable, we will proceed with revisions to the P.D.P. and associated engineering plans and re -submit as soon as possible. Once again, thank you very much for investing your time and that of all of your staff in touring various existing residential street conditions throughout Fort Collins and working with us to develop a viable solution for this challenging development site. I look forward to hearing from you. Sincerely, / Nuszer Ko ah Urban Do4en Associates Craig J cc: Dave Stringer Mark McCallum Burt Boothby David Bailey Jim Allen -Morley Brock Chapman Transpc .tion Services Engineering Department City of Fort Collins March 16, 1999 Craig Karn Nuszer Kopatz 1 129 Cherokee Street Denver. CO 80204 Dear i j Karn: i The Engineering Staff has reviewed the redesigned plan for Warren Farms, 3`d Filing submitted March 10, 1999. Conceptually, the street layout has been designed consistent with the discussions in our previous meeting. With that in mind, the Engineering Staff is satisfied that the project can continue with revisions to the P.D.P if the following comments are addressed as a part of the revisions: 1. All dimensions including street width, curve radii, tangent length between curves and from intersections should be labeled. 2. The unnamed cul-de-sac with the landscape island should be designed in accordance with The City of Fort Collins Street Design Manual. Sec attached detailed labeled D-23 for reference. 3. All sight distance easements should be shown. 4. All access points should be labeled to verify alignment. It should be noted that although the Engineering Department is comfortable with general street layout, the applicant should be aware that this letter will only acknowledge the intent of the conceptual street layout submitted on March 10, 1999. The comments mentioned above shall be addressed and the P.D.P. revisions reviewed prior to official acceptance of the street layout. In addition, the applicant is required to submit a formal variance request to all the street standards that are not being met. The variance request can be submitted supplementary to the P.D.P revisions. r Thank you for addressing the Engineering Departments concerns regarding the street layout. It is our opinion that the project is headed in the right direction and we look forward to a new submittal. M �.1—� City Engineer 281 North College Avenue • P.O. tiox 580 • Fort Collins, CO 80522-0580 • (970) 221-660.7; aJ^J!V 2 7 _,NJ SC - ARC I 1=-' URE D E V 0°"AEN- CO^l;Ul'!?1C urban design associates Mr. David Stringer City of Fort Collins Department of Engineering 281 North College Avenue Fort Collins, CO 80522 Re: Warren Farm Third Filing PDP Variance Request Dear Mr. Stringer: wary 1999 Per the request for residential street variances on the Warren Farm Single Family Area Project Development Plan submitted in December, could you please advise Mr. David Bailey and me as to the status of the request. Please contact me at your earliest convenience if you have any questions or require any additional information in order to address the variance request. i Sincerely,/ Craig Karrf - Director of Planning! cc: Mr. Cam McNair Mr. David Bailey Mr. Burt Boothby Mr. Brock Chapman 2i NEe80'<=E S?4:=T I D'eti'/ER I C0 Y 80204 T 3 0 3 / 5 3 4 - 3 8 8 1 T FAX "s53/534-388- nuszer-kopatz@ndra.com 'ity of Fort Collins MEMORANDUM TO: Dave Stringer, Development Review Supervisor FROM: Cam McNair, City Engineer W DATE: January 27, 1999 RE: Variance Requests, Warren Farms 3"d filing Meadowlark Avenue: I can agree with and approve the following variances to our collector street design standards in this case: • Design Speed, vary from 40 mph to 30 mph. The actual speed limit is to be posted at 25mph to conform with the existing portion of Meadowlark to the north. • Minimum Centerline Radius, vary from 610 ft to 400 ft, to accommodate the slight curve at the southern end of the street. • Minimum Tangent Length, vary from 150 ft to 80 ft, which is the shortest tangent necessary according to the drawing provided. The sight distance requirements should not be varied. The developer needs to provide easements along the inside of the long curve to insure that the required sight distances will be preserved and not impeded by fencing, landscaping, etc_ Local Streets: I agree with and approve the variance for the angle of departure of the street to the east of Citation Court Up to 18% as requested will be acceptable in order to insure the centerlines will line up. The other design speed, alignment and sight distance variances requested for the local streets cannot be justified. These standards are the minimum necessary to insure safe access for emergency service vehicles. Given the small lots and high densities proposed, and the associated probability of a high volume of on -street parking, it is essential that the local street design standards be followed. 281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6605 our plan. This avoids straight-aways for acceleration and creates a more attractive streetscape. E. At the back end of the circle the smaller "corner" type radii create a visual impression when approached of not going through and this in turn slows drivers down until they can see that the street continues. 2. Maxwell Street/ Seaboard Lane. These streets are just west of and are similar to Seaway Circle. 3. Sumpter Square, northeast of McMurray. While this street width is 36' per your previous standards, the 90 degree corner at the southeast corner of this street/neighborhood illustrates the visual benefit of homes terminating the driver's view approaching the curve, creating the appearance of a non -through street condition. Note that the north -south block length is longer than our typical conditions. 4. Shamrock Street - north of Prospect and east of Taft Hill. This is a 36' wide street per Your previous street standards, but illustrates well the visual and traffic calming benefit of smaller radii jogs in the alignment. Sight lines are still good down the street without being a straight through alignment. This is an attractive minor residential street that would work well even with your current narrower cross-section. 5. Justice Drive/ Republic Drive - just west of our site, north of Horsetooth Road. The curve at the northeast end of Justice again is a tighter curve with the park in this case terminating the view from either direction. The intersection of Republic Drive and Justice with it's jog at the end creates visual interest without compromising views at the intersection. Our site context map illustrates the relative depth of streets into the neighborhood from the collector. The depth of our streets from Meadowlark to the "back" of our neighborhoods is about the same as 3 to 4 homes back from the curve on Justice Drive at the park. 6. Houston Circle - north of Horsetooth and west of Shields, just west of our site. This street is an excellent example of how not to use smaller turning radii on a residential street. This street has long straight tangent sections of over a city block in length at some segments and it also provides through access from the north to Seneca Street and Horsetooth Road. I spoke with a resident near the curve west of Seneca and understood from her that this street provides a shortcut from Rocky Mountain High School to the north to Horsetooth Road. They have a serious speeding problem and cars often have difficulty negotiating the curve. We feel that none of our streets are anything like this condition. I have not had an opportunity to tour specific streets in Loveland, but Greg Mahoney, Transportation Engineer for the City of Loveland suggested that we look at neighborhoods within the Greenbriar Community, Ashford Square and several neighborhoods associated with the Mariana Butte Golf Course. Given time on Monday, I hope to tour some of these areas and I October 20, 1998 Ms. Sheri Wamhoff City of Fort Collins Engineering Department Re: Warren Farm Site Plan Issues Dear Sheri, Thank you and Eric for taking the time to meet with myself, Jim Allen -Morley and Gene Coppola to discuss site planning and engineering issues on the Warren Farm project. The following inputs regarding the plan were provided: 1. 90' turns are acceptable provided that we widen the paving at the outside radius to 36' fl/fl. This will help vehicles to negotiate this turn without conflict with parked cars and oncoming traffic. 2. Lower posted speed limits would require special signage and a perpetual maintenance agreement since the city doesn't sign speed limits on local undeveloped streets. 3. We need to accommodate appropriate sight lines at all comers. 4. Make sure all lots on common drives and flag lots can meet fire department access requirements (150' maximum distance from street to furthest point of unit.) 5. Stacking distances and minimum intersection spacing needs to be studied in detail to allow us to have the first cul-de-sac access at the intersection of Horsetooth and Meadowlark. 150' stacking for outbound left turn onto Horsetooth and 20' stacking for cars turning left into the cul-de-sac needs to be accomodated. 6. Meadowlark will be posted as a 25 mph street since constructed segments to the north are designed and posted for a 25 mph limit. r n, r V t R r! t 3 0 3/ 5 3 4- 3 8 8 1 We will need to make sure lots on the inside of the curve in Meadowlark at the middle of the site accommodate safe site distances from adjacent intersections. 8. Provide two accesses at shared drives off of Meadowlark. Do not attach shared drives to adjacent local streets. 9. Cul-de-sac turnarounds need to provide a 50.5 radius at the R.O.W. and 40 radius fl/fl for paved surface. 10. 20' radii at curb return are typical for all local and collector streets. 11. We will need to provide justification for reduced design speed and associated alignment standards for local streets. Due to existing conditions such as existing street alignments including portions of Meadowlark, parcel configurations, limited distances of travel and no through conditions on local streets, you and Eric indicated that variances from standard street design criteria would be considered for this neighborhood. We also understand that the variances requested will be approved by the City Engineer through the administrative review process and will not require any public hearings with the Planning Commission or City Council. Please contact me at your earliest convenience if you have any questions or clarifications regarding the aforementioned items. Again, thank you very much for your time today. It was informative and valuable. Sincerely, Craig Kam Director of Plannin cc: Eric Brache David Bailey Burt Boothby Brock Chapman Jim Allen -Morley Gene Coppola Steve Olt Bob Blanchard ' '' �THE ERIE COUNTY INVESTMENT CO December 14, 1998 Mr. Cam McNair City of Fort Collins Department of Engineering 281 North College Avenue Fort Collins, CO 80522 Dear Mr. McNair: r, an i ..1 � ) We are requesting administrative variances to the City of Fort Collins Design and Construction Criteria Standards and Specifications for Streets, Sidewalks, Alleys and Other Public Ways in conjunction with the Project Development Plan Submission for Warren Farm Third Filing. Please see the attached exhibit for reference. The variances are as follows: A. Meadowlark Avenue Design Minimum Min. Tangent Minimum Minimum Speed Centerline between Corner Sight Stopping Radius Curves or Distance Sight Intersections Distance Current 40 mph 610 ft 150 ft 400 ft 275 ft Standard Proposed 30 mph 435 ft 40 ft 300 ft 200 ft The above variances as requested are justified for the following reasons: 1. Existing Meadowlark Avenue to the north of the property is posted at 25 mph. 2. An existing constructed segment of Meadowlark Avenue on the northwestern portion of the site is constructed at a 400+/- ft horizontal centerline curvature. 601 CORPORATE, CIRCLE. GOLDEN, C:OLORADO 80401 (303) 384-0200 (303) 384-0223 FAX Mr. Cam McNair December 14, 1998 Page 2 1. The proposed segment of Meadowlark must align with and connect to both the existing segment on -site and the existing Meadowlark Avenue south of Horsetooth Road. B. Local Residential Streets Design Minimum Min. Minimum Minimum Speed Centerline Tangent Corner Sight Stopping Radius between Distance Sight Curves or Distance Intersections Current 30 mph 240 ft. 100 ft. 300 ft. 200 ft. Standard Proposed 15-20 mph 50-100 ft. 15 ft. 200 ft. 200 ft. " Where 90 degree corners or other specific conditions dictate, cautionary signage can be provided. We are also requesting a variance for an 18% angle of departure for the northernmost local residential street intersection at Meadowlark Avenue. This variance is required to align the intersection with the existing cul-de-sac street to the west within the confines of the existing alignment of Meadowlark Avenue and the New Mercer Ditch. The above variances as requested are justified for the following reasons: 1. The length of run of any of the proposed residential streets are very limited, generally 100 to 200 linear feet at any given segment. 2. None of the proposed residential streets create a through condition to an adjoining neighborhood that would encourage higher speed, through traffic. 3. Any vehicles entering the proposed residential streets will have significantly reduced their speed when turning off of Meadowlark Avenue or Riva Ridge Drive. Riva Ridge is a local street designed to a 30 mph design speed and Meadowlark Avenue, though classified as a collector is designed at a lower design speed and to be posted at 25 mph. This will establish slower typical traffic speeds even before drivers turn onto the local streets. 4 Once drivers have entered the residential neighborhoods, there are very limited lengths of roads before drivers arrive at their homes or must negotiate a curve or intersection, generally 100 to 200 linear feet or less. 5. The configuration of existing lots and streets platted previously to the west, the required alignment of the proposed portion of Meadowlark Avenue, and the alignment of the New Mercer Ditch are all design constraints on the development that dictate the need for the Mr. Cam McNair December 14, 1998 Page 3 proposed variances in order to effectively develop the property with the proposed affordable single family home product. 6. The street design standards as proposed promote the following Principles and Policies of the Fort Collins City Plan: PRINCIPLE LU-1: Growth within the city will promote a compact development pattern within a well-defined boundary. Policy LU-1.1 Compact Urban Form. The desired urban form will be achieved by directing future development to mixed -use neighborhoods and districts while reducing the potential for dispersed growth not conducive to pedestrian and transit use and cohesive community development. The street pattern as planned allows the P.D.P. to achieve a compact development pattern and a desired density for the neighborhood as an urban infill, affordable housing development. PRINCIPLE CADA: Each addition to the street system will be designed with consideration to the visual character and the experience of the citizens who will use the street system and adjacent property. Together, the layout of the street network and the streets themselves will contribute to the character, form and scale of t he city. Policy CAD-1.1 Street Design Standards. All new public streets must conform to city street standards. Alternative street designs may be approved by the city where they are needed to accommodate unique situations, such as important landscape features or distinctive characteristics of a neighborhood or district, provided that they meet necessary safety, accessibility and maintenance requirements. The street design standards as proposed allow the plan to respond to adjacent platted streets and lots to the west, the alignment of the constructed portions of Meadowlark Avenue, and the New Mercer Canal to the north and east. PRINCIPLE AN-1: New neighborhoods will be integral parts of the broader community structure. Policy AN-1.3 Traffic Calming. For a network to provide a desirable residential environment, it must be designed to discourage excessive speeding and cut - through traffic. Street widths and corner curb radii should be as narrow as possible, while still providing safe access for emergency and service vehicles. Frequent, controlled intersections, raised and textured crosswalks, and various other specialized measures may be used to slow and channel traffic without unduly hampering convenient, direct access and mobility. Mr. Cam McNair December 14, 1998 Page 4 The standards and pattern of streets as proposed promote traffic calming by reducing speeds and cut through traffic, making the neighborhood safe for pedestrians and cyclists. The overall intent of the Project Development Plan for Warren Farm is to create a very low speed neighborhood street system where speed of travel is effectively not an issue -residents have slowed down significantly before arriving at their street and their homes, allowing residential streets to be an extension of the house rather than an intrusion of the automobile. As such, your approval of these variances is respectively requested and your signature below will indicate your acceptance. Sincerely, Mr. David Warren Fs 601 Corporate Circle Golden, CO 80401 Accepted: LLC Mr. Cam McNair City of Fort Collins Department of Engineering 281 North College Avenue Fort Collins, CO 80522 cc. Jim Allen -Morley Burt Boothby Gene Coppola Brock Chapman Bob Blanchard Sheri Wamhoff Steve Olt Eric Bracke „4ar design r,youuc'e; Ms. Sheri Wamhoff City of Fort Collins Engineering Department 281 N. College Ave. Fort Collins, CO 80522 Re: Warren Farm Project Development Plan Dear Sheri, December 3, 1998 We are intending to submit a project development plan for the single family portion of the Warren Farm development on December 22"d. Per the meeting we had with you and Eric Bracke on 10/20/98 to review the single family layout (see attached letter), we will be requesting variances from design standards for residential streets within the development. An administrative variance request letter will be provided with the submittal accordingly. If you have any additional input or questions in the interim, please call me at your convenience to discuss them in more detail. Sincerely, Craig Kam Director of Planning cc. Eric Bracke David Bailey Jim Allen -Morley Burt Boothby Gene Coppola Brock Chapman 1179 C_ _” 1 _� i '.' 1 : 294 7 3 0 3 / 5 3 4 - 3 8 8 1 1 Fk' 1C3/534-3384 PEAPNING I CANDSCA A2CB11ECEURE T DE9 0FMENTC0NS01,114G October 20, 1998 urban design associates Ms. Sheri Wamhoff City of Fort Collins Engineering Department Re: Warren Farm Site Plan Issues Dear Sheri, Thank you and Eric for taking the time to meet with myself, Jim Allen -Morley and Gene Coppola to discuss site planning and engineering issues on the Warren Farm project. The following inputs regarding the plan were provided: 1. 90' turns are acceptable provided that we widen the paving at the outside radius to 36' fl/fl. This will help vehicles to negotiate this turn without conflict with parked cars and oncoming traffic. 2. Lower posted speed limits would require special signage and a perpetual maintenance agreement since the city doesn't sign speed limits on local undeveloped streets. 3. We need to accommodate appropriate sight lines at all comers. 4. Make sure all lots on common drives and flag lots can meet fire department access requirements (150' maximum distance from street to furthest point of unit.) 5. Stacking distances and minimum intersection spacing needs to be studied in detail to allow us to have the first cul-de-sac access at the intersection of Horsetooth and Meadowlark. 150' stacking for outbound left turn onto Horsetooth and 20' stacking for cars turning left into the cul-de-sac needs to be accomodated. 6. Meadowlark will be posted as a 25 mph street since constructed segments to the north are designed and posted for a 25 mph limit. 1 � 2 9 Cr,ER0KEE S7REEI t DFilIFR T CC ! 3 G 2 0 4 r 303/534.3881 1 FAX 3 0 3 / 5 3 4 3834 We will need to make sure lots on the inside of the curve in Meadowlark at the middle of the site accommodate safe site distances from adjacent intersections. 8. Provide two accesses at shared drives off of Meadowlark. Do not attach shared drives to adjacent local streets. Cul-de-sac turnarounds need to provide a 50.5 radius at the R.O.W. and 40 radius fl/fl for paved surface. 10. 20' radii at curb return are typical for all local and collector streets. 11. We will need to provide justification for reduced design speed and associated alignment standards for local streets. Due to existing conditions such as existing street alignments including portions of Meadowlark, parcel configurations, limited distances of travel and no through conditions on local streets, you and Eric indicated that variances from standard street design criteria would be considered for this neighborhood. We also understand that the variances requested will be approved by the City Engineer through the administrative review process and will not require any public hearings with the Planning Commission or City Council. Please contact me at your earliest convenience if you have any questions or clarifications regarding the aforementioned items. Again, thank you very much for your time today. It was informative and valuable. Sincerely, Craig Kam Director of Planning cc: Eric Bracke David Bailey Jim Alan -Morley Burt Boothby Gene Coppola Brock Chapman MUO'JfL C. r r�� May 18, 1989 Mike Herzig Planning Office P.O. Box 580 Fort Collins, Colorado 80522 Dear Mike: In the weeks since Lucia Liley and I met with you, Paul Eckman, Matt Baker, and Rick Richter concerning the Warren Farms 3rd development agreement, we have tried to come up with a way to write a paragraph that addressed the repayment of street oversizing on Meadowlark Drive within the limits of the new street oversizing ordinance without the possibility of double dipping the people who will move into the area. We have been unable to do that. The reasons for our inability to properly address this issue have been discussed at length and it is not necessary to reiterate them here. We have decided that the only way to eliminate the possibility the new tenants of this proposed single family development will not be charged twice for the construction of portions of Meadowlark Drive, given your statements that the city cannot guarantee full repayment of oversizing costs initially advanced by the developer, is to construct only the residential portion of Meadowlark Drive in accordance with Paragraph (c), Section 24-121 of the street oversizing ordinance. Piease let us know as quickly as possible what design standards we should use to prepare engineering drawings of Meadowlark as a residential street which can be widened to full collector width at some future date by the city. Sincerely, f -9obert T. Zakely NCP Inc. cc: Lucia Liley RBD Engineering Cityscape Urban Design Matt Baker Paul Eckman 3000 South College Avenue • Fort Collins. Colorado 80525 • (303) 223-1380 will let you know what I find. In the interim I would encourage you to call Greg at 970-962- 2575 to get more detailed information. They have a standard for a lane (25 homes or less) and local residential streets with 50' and 100' minimum centerline radii respectively. Greg indicated that the 100' centerline standard is commonplace in their newer developments. Because of our multiple accesses to Meadowlark and Riva Ridge none of our residential streets generally serve more than 25 homes. I have also talked with John Hinkleman. Transportation Planner for the City of Boulder and he shared some information with me regarding site distance requirements for Meadowlark. He informed me that according to I.T.F. Residential Street Design and Traffic Control; 1989, a minimum site distance of 250' would be the maximum needed especially considering the level terrain and 30m.p.h. design speed for our segment of Meadowlark. We would ask that you reconsider our request for 300' minimum comer site distance accordingly. Please call John at 303-441-3240 if you would like his inputs. I hope this information is helpful and I look forward to your questions and comment. Thanks. Craig Kam WC Engineering Consultants 2900 South College Avenue Fort Coffins. Colorado 80525 303l226-4955 Mike Herzig Cit.v of Fort Collins Co:mwlnity Development Y.O. Box 580 january 26, 1989 Department Fort Collins, Colo. 80522 RE: Variance Request for Warren Farm Third Filing Dear Mike: The purpose of this letter is to formally request a variance from the Cit; of Fart Collins' minimum centerline radius for a collec- tor street. The variance is requested for Meadowlark Avenue witt;ir, the above referenced project. The variance is requested due to the following conditions: 1. The existing location of Meadowlark Avenue and the Man hattan intersection on Horsetooth Road make it physi- caLly impossibip to achieve a design connecting the two with the normally required 610 foot minimum centerline radius (40 mph design speed) 2. Meadowlark Avenue in the First and Second Filings has a 410 foot minimum centerline radius (35 mph design speed) It should be pointed out that the proposed 465 foot centerline is an improvement over the current 410 foot radius in the First and Second Filings. in add;tion, the sight dist.ance concern at Meadowlark Avenue's intersection with Moondrift Court will be addressed on the final plat. This will be done by stipu.Lating that fencing and landscaping will be limited to a height of 42 inches. in the area critical to the sight distance for traffic tinning onto teadowlark Avenue from Muondrift Court. Thank you for giving, this matter your consideration. Sincerely, Stan A. Myers Y.E. cc: Bob "Lakely, Everitt Companies 035-076 Other Offices: Vail, Colorado 3031476-6340 • Colorado Springs. 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J o NA9M NYOOA'1 O b G mu =b0 w"1b11dY0 �U NJI>SY9 0r-LFY YP O C �G NEwvt AYM�lN VISLt - Gf' Q' CF �Q p �JW 20p�Vi 1N3N� 3 3 Nd JJ]_.w 11300000 e � tti�rsr Vim. b I A3NLalS CY U '.v U Q OOP[ y L @ p eQl :NC3a�A «"zj lo3af,taY GL+ �� b` n My -bO Pye V- �4 3�pQ�'�` yr3M.nrs ac 6 tiifi3 c �J U • IN0 53111J1� ONOSIW :C IPOWHFpn :IN j. i L. C . M AOWAIE 4 �' f • � tiU O� 2'S'�D yrH�y_, .LteZ .W'?� •. - bd �' ar3w { my ` t ,: Ob T V'Yy I •• Nr. 3100W ..xlls 4n - o O• bJ r' LfGUa9Nsf c 3 r Wlal j0 a aa x 1 , .--.. lV "eC ps"f3znAL dl'L' -s ..•yv ' ,va " 4 b%Kr°'h bJ t r, -------------- 1 _ j Transpom .tion Services City of Fort Collins MEMORANDUM f0: Dave Stringer, Development Review Supervisor FROM: Cam McNair, City Engineer W DATE: January 27, 1999 RE: Variance Requests, Warren Farms 3`' filing Meadowlark Avenue: I can agree with and approve the following variances to our collector street design standards in this case: • Design Speed, vary from 40 mph to 30 mph. The actual speed limit is to be posted at 25mph to conform with the existing portion of Meadowlark to the north. • Minimum Centerline Radius, vary from 610 ft to 400.11. to accommodate the slight curve at the southern end of the street. • Minimum Tangent Length, vary from 150 fl to 80 fr, which is the shortest tangent necessary according to the drawing provided. The sight distance requirements should not be varied. The developer needs to provide easements along the inside of the long curve to insure that the required sight distances will be preserved and not impeded by fencing, landscaping, etc. Local Streets: I agree with and approve the variance for the angle of departure of the street to the east of Citation Court. IJp to 180'0 as requested will be acceptable in order to insure the centerlines will line up. The other design speed, alignment and sight distance variances requested for the local streets cannot be justified- These standards are the minimum necessary to insure safe access for emergency service vehicles_ Given the small lots and high densities proposed, and the associated probability of a high volume of on -street parking, it is essential that the local street design standards be followed. Ft_ C rl: ,is, 0 r -__' 1 uC t470221-nhn;