HomeMy WebLinkAboutGUARDIAN SELF STORAGE - PDP190020 - - VARIANCE REQUEST (3)Page |2
2900 South College Avenue, Suite 3D, Fort Collins, CO 80525
970-491-9888 x Fax: 303-721-9019 x www.jrengineering.com
Justification for Variance Request:
Background: Snead Drive, in the City of Fort Collins, is currently partially constructed east of
and parallel to College Avenue; aligned as a dead-end street approximately 880’ south from
Fairway Lane (See Exhibit C attached). The remaining 385’ missing portion of Snead Drive,
which would extend from the existing Snead dead-end and intersect at the north side of Fossil
Creek Parkway (See Exhibit A attached), has not been constructed, but there is currently a 54’
wide Right-of- Way dedicated for this portion .
One main reason Snead Drive has not been completed to date is that the current right-of-way
dedicated for the Snead Drive completion, essentially has no development potential along the
entire east side of the remaining 385’ frontage. This easterly Snead Drive frontage parallels the
rear lot fences of four established residential lots fronting on Fossil Ridge Drive to the east.
While prior owners of the westerly portion of the applicant’s property adjacent to unfinished
Snead have proposed commercial development to the City in the past, the ultimate financial
burden of constructing the entire roadway and parkway sections have proved too onerous and
costly for one project to bear. At this time, neither the City nor the homeowners of the eastern
residential lots are intending to participate in the costs of constructing this remaining portion of
Snead. Furthermore, due to the absence of the finished connection of Snead Drive to Fossil
Creek Parkway, an unsafe/non-conforming temporary commercial access (not supported in
LCUASS) was installed across the middle of the applicant’s property from north to south, to
provide the local commercial developments with alternative ingress and egress, to circumvent
the College Avenue / Fairway Lane intersection in the north. The makeshift drive aisle currently
lies in a Temporary Access Easement, which is to be abandoned once the Snead Drive
connection is one day made. The substandard left turn lane on Fossil Creek Parkway that was
constructed to support this temporary drive, does not meet LCUASS requirements either.
Support for Variance Approval: The applicant seeks a variance from the LCUASS Commercial
Local Street minimum centerline radius and maximum grade break based on the horizontal
alignment of the existing Right-of-Way and the vertical existing boundary constraints. The
LCUASS requirement for minimum centerline radius of a Commercial Local Street is 275’. The
proposed Snead Drive centerline radius is 164.42’ due to the existing Right-of-Way alignment.
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2900 South College Avenue, Suite 3D, Fort Collins, CO 80525
970-491-9888 x Fax: 303-721-9019 x www.jrengineering.com
The applicant is proposing maintain the existing eastern Snead Drive Right-of-Way and
dedicating 4’ of Right-of-Way on the west side giving a proposed Right-of-Way width of 58’ and
providing 36’ of roadway, 6’ tree lawn and 5’ sidewalk on both side of Snead Drive. Maintaining
the existing Right-of-Way line provides a centerline radius of 164.42’.
The LCUASS requirement for maximum grade break is 0.5%. A maximum 1.00% grade break is
being requested due to the existing vertical boundary constraints. The proposed vertical profile
for Snead Drive ties into the existing edge of Snead Drive to the north as well as Fossil Creek to
the south. The profile also requires a low point in the road in order to match existing grade
along the existing residential lots to the east. The proposed profile and low point have been
designed to meet the three existing tie in locations and provide a low point far enough south to
giving an emergency overflow path to the south and away from the existing homes in case the
inlets were to get clogged. The proposed profile has a 160’ vertical curve with a k-value of 40.43
on the southern end to tie into the existing Fossil Creek Parkway and a 120’ vertical curve with
a k-value of 45.51 on the northern end to tie into the existing edge of Snead Drive. In order to
achieve the desired low point location, minimum curve lengths and k-values, a 1.00% grade
break is being requested at the northern tie in location to existing Snead Drive. Furthermore,
the applicant is willing to process a sole Roadway Project application with the City for the
remaining 385’ of Snead Drive and intends to solely construct the 385’ of Modified Commercial
Local street (See Exhibit A attached), once approved.
The first favorable justification for approval of this variance request is that by maintain the
existing Right-of-Way on the east side and using that to align the proposed Snead Drive
centerline allows for minimal Right-of-Way dedication leaving more developable land to the
west. The proposed Snead Drive alignment will also match the existing roadway width of 36’,
provide for a 6’ tree lawn and 5’ sidewalk. With the low speeds (10-20 mph) that are
anticipated for this section of Snead Drive the horizontal and vertical alignment will be safe for
travelers. Likewise, this variance request will not be detrimental to the public health, safety and
welfare, as the proposed alignment and vertical profile seeks to eliminate pre-existing known
unsafe conditions, by eliminating a substandard existing temporary commercial drive with a
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2900 South College Avenue, Suite 3D, Fort Collins, CO 80525
970-491-9888 x Fax: 303-721-9019 x www.jrengineering.com
connection to the Frontage Road on College Avenue. Thus, we ask for approval of this roadway
horizontal and vertical alignment variance request, allowing for a 164.42’ centerline radius and
a grade break of 1.00% to tie into existing grade, based on the favorable factors previously
discussed.
Best Regards,
Rebecca Brush, PE
JR Engineering, LLC
2900 South College Avenue, Suite 3D
Fort Collins, Colorado 80525
303.267.6189
rbrush@jrengineering.com
www.jrengineering.com
A Westrian CompanyCity of Fort Collins, Colorado
UTILITY PLAN APPROVAL
DateCity Engineer
DateWater & Wastewater Utility
DateStormwater Utility
DateParks & Recreation
DateTraffic Engineer Date
DateEnvironmental Planner
Date
SNEAD DRIVE
SNEAD CL PROFILE
STA 10+00.00 TO 14+27.51
X:\3970000.all\3973701\Drawings\Sheet Dwgs\Prel PDP- Utility Plans\3973701SI01.dwg, Street P&P, 2/18/2020 9:51:48 AM, FC
Table 7-3 Fort Collins (GMA and City Limits) Street Standards - Technical Design Criteria Design Element Arterial Collector Local Alley 4 or 6 lane 2 lane Major Minor Comm/Industrial Residential Overall Design Parameters Design Speed / Posted Speed 50/40-45 (6) 50/35-45 (4) 50/30-45 40/30-35 40/25-30 30/25 30/25 connector 25/25 15 Stopping Sight Distance 400’ 400’ 275’ 275’ 200’ 200’ 100’ Horizontal Alignment Minimumcenterline radius (with no super-elevation) 1075’ 1075’ 600’ 600’ 275’ 275’ connector 165’ 50’ Maximum super-elevation 0.04 ft/ft 0.04 ft/ft 0.04 ft/ft NA NA NA NA Minimum tangent between curves or 1at intersections200’ 200’ 150’ 100’ 100’ 100’ 20’ Vertical Alignment Maximum Centerline Grade 5% 5% 6% 8% 8% 8% 8% Minimum Gutter Flowline Grade 0.5% 0.5% 0.5% 0.5% 0.5% 0.5% 0.5% Minimum K-values for Vertical Curves Crest 110 110 60 60 30 30 connector 20 all others 10 Sag 90 90 60 60 40 40 connector 30 all others 20 Intersection Design Minimum sight distance at driveways and intersections 1030’ 1030’ 660’ 660’ 310’ 260’ 210’ Access Management Without Raised Median With Raised Median Without Raised Median With Raised Median Distance between intersections2 Signalized 2640’5Min. 2640’5Min. NA NA NA NA NA Unsignalized 460’– 5660’1320’6 Min. 460’– 5660’660’6 Min. 460’– 5660’1320’6 Min. 460’– 5660’660’6 Min. 330’ Min. 250’ Min. 200’ Min. 200’ Min. NA Distance between highvolume driveways and intersections2 460’– 5660’1320’6 Min. 460’– 5660’660’6 Min. 460’– 5660’1320’6 Min. 330’ Min. 200’ Min. 175’ Min. 175’ Min. 150’ Min. NA Distance betweendriveway edges 460’– 5660’660’6 Min. 460’– 5660’660’6 Min. 460’– 5660’660’6 Min. 330’ Min. 75’Min. 30’Min. 30’Min. 12’Min. No limit Cornerclearance between driveways/alleys &streetintersections2 5460’ – 660’5460’ – 660’175’ Min. 100’ Min. 175’ Min. 50’ Min. 40’ Min. Driveway approach street config.3 Radial curb return Radial curb return 4Curb cut4Curb cut4Curb cut4Curb cut4Curb cut1 Intersection tangents are measured from flowline of the intersected street at intersections. Note: Two curves in the same direction must be separated by a tangent at least two times the minimum tangent lengths shown in Table 7-3 and Table 7-4. 2 These distances are measured as As shown in Figure 9-1. 3 Table indicates residential driveways. All commercial driveways shall be constructed with radial curb returns (see Section 9.3.2). 4 Radial curb returns are also allowed where traffic volumes meet the requirements for a High Volume Driveway. 5 For a distance less than 460’ an administrative variance must be approved by the Local Entity Engineer; for a distance greater than 660’ a modification in accordance with the Land Use Code will be required. Page 7-8 Larimer County Urban Area Street Standards – Repealed and Reenacted October 1, 2002 Adopted by Larimer County, City of Loveland, City of Fort Collins
FutureSneadDriveConnectionExhibitCLow Traffic LevelStress 1 MasterPlan RouteExhibit D