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Home My WebLink AboutLIBERTY FARMS - PDP - 31-06A - SUBMITTAL DOCUMENTS - ROUND 2 - MODIFICATION REQUESTIII V�ii�V6TTB II II Y = :':•. MODIFICATION OF STANDARDS I I � O - — - - — - — - — - — - — - 7 rn O O I Ov D a Z aj i -, VEHICULAR CONNECTIVITY ON PRIVATE DRIVE IN LIEU I. OF TURNAROUNDS. II I I � 50' RADIUS TURNAROUND - I REQUIRED BY CODE. IMPACTS PEDESTRIAN CONNECTIVITY ... My I I AND BUILDINGS. - II MODIFKAMN OF SrANDARDS amrt � v, MODIFICATION TO STANDARDS REQUEST - LIBERTY FARMS Modification Justification We understand that in order to approve the Modification to Standards Request the Planning and Zoning Board must make the following findings: A) The Planning and Zoning Board may grant a modification of standards only if it finds that the granting of the modification would not be detrimental to the public good. We believe the proposed plan is not detrimental to the public good. The plan meets the intent of. the LUC, providing a reasonable and safe turn around for vehicles that inadvertently enter the development, don't realize their error prior to exiting the round about on either Cherryhurst Road or Collamer Road, and then require ability to execute a turn around maneuver. B) The plan as submitted will promote the general purpose of the standard for which the modification is requested equally well or better than would a plan which complies with the standard for which a modification is requested. We feel that the proposed plan promotes the general purpose of the standard equally well or better than a plan that satisfies the standard in that it provides a temporary turn around for vehicles that inadvertently enter the development, don't realize their error prior to exiting the round about on either Cherryhurst Road or Collamer Road, and then require ability to execute a turn around maneuver. The Tract D drive aisle meets and/or exceeds Poudre Fire Authority emergency access requirements for turn radius and drive aisle width requirements. The proposed plan permits the initial installation and/or construction of the pedestrian pathway connections, streetscape and building landscape materials. The proposed plan removes this site's development dependency on the future development of the adjacent properties on the south and east. We request approval of the Liberty Farms Modification to Standards Request. Thank you for your consideration. Sincerely, Don Tiller Liberty Farms Modifications of Standards Request 10/24/2007 page 3 of 3 MODIFICATION TO STANDARDS REQUEST - LIBERTY FARMS Request Description Code Section:. 3.6.2(C) Streets, Streetscapes, Alleys and Easements. Except as provided in Subsection (B) above for cul-de-sacs, no dead-end streets shall be permitted except in cases where such streets are designed to connect with future streets on abutting land, in which case a temporary turnaround easement at the end of the street with a diameter of at least one hundred (100) feet must be dedicated and constructed. Such turnaround easement shall not be required if no lots in the subdivision are dependent upon such street for access. Discussion: In the proposed plan (see attached Liberty Farms site plan), the temporary turn around requirement for the vehicular traffic south bound from the roundabout on Collamer Road and east bound from the roundabout on Cherryhurst Road is satisfied via a public access easement through the 28 foot wide drive aisle located in Tract D. The required right of way will be dedicated to the City of Fort Collins with the Final Plan approval, the grading will be completed, and the street walks will be constructed form the Tract D drive aisle to the property boundary for both Cherryhurst Road and Collamer Road. The asphalt street surface, curb and gutter from the Tract D drive aisle to the property boundary for both Cherryhurst Road and Collamer Road will not be constructed until development to the south and east necessitate the street connection. The alternative plan is to construct a temporary turn around on Collamer Road adjacent to the south property boundary and a temporary turn around on Chenyhurst Road adjacent to the east property boundary. This temporary turn around would be an all weather surface at least 100 feet in diameter. The proposed plan is preferred by the applicant because it allows initial installation and construction of site amenities, including. • the pedestrian pathway, connecting the south east quadrant of the site to the balance of the site • street trees on south end of Collamer Road and east end of Cherryhurst Road, providing in more uniform streetscape The proposed plan removes the dependency on future development of the properties to the east and south. The temporary turn around in the alternative plan encroaches on the build -to requirements for buildings 5 and 7. The applicant is not aware of any scheduled development plans for the property to the east and south. The proposed plan satisfies Poudre Fire Authority emergency access requirements and does provide a sufficiently wide drive aisle that servers as the temporary turn around for traffic that inadvertently enters the development and doesn't realize that Cherryhurst Road and Collamer Road dead-end until after exiting the round about. The proposed plan provides a logical exit route for vehicles that inadvertently enter the development, don't realize their error prior to exiting the round about on either Cherryhurst Road or Collamer Road, and then require ability to execute a turn around maneuver. Based on the merits of the proposed plan and the drawbacks of the alternative plan, the applicant believes approval of the proposed plan with the requested modification to standards is appropriate and justified. Liberty Farms Modifications of Standards Request 10/24/2007 page 2 of 3 MODIFICATION TO STANDARDS REQUEST = LIBERTY FARMS To: Fort Collins Planning and Zoning Board The purpose of this communication is to request a modification of standards for Liberty Farms to address the following item: A. Modification of standards to Section 3.6.2(C) of the Land Use Code, accepting the proposed plan in which street connections via Collamer Road to the south undeveloped property and Cherryhurst Road to the east undeveloped property are provided with temporary turn around for these dead end streets via a pubic access easement through Tract D. Project Background Liberty Farms is a ±19.16 acre development project in an L-M-N — Low Density Mixed Use Neighborhood District. An application has been submitted to gain development approval for a long term care facility campus containing independent living facilities, intermediate health care facilities, and nursing care facilities. The property on the south and east boundaries are outside city limits in Larimer County. The Mountain Vista Subarea Proposed Structure Plan indicates this undeveloped area will be zoned L-M-N upon annexation. The purpose of this modification request is to modify the requirement is to allow vehicular traffic south bound from the roundabout on Collamer Road and east bound from the roundabout on Cherryhurst to utilize the Tract D drive aisle as a temporary turn -around until future development occurs to the south and east, necessitating the extensions of Collamer Road and Cherryhurst Road. Per discussions with city engineering, the preference is to not pave the resulting dead end south of the Tract B and Tract D drive aisles. A temporary turn around is required by LUC 3.6.2(C) to be constructed with an all weather surface at least 100 feet in diameter. There are a number of factors contributing to the justification for this modification request. • The temporary all weather surface prevents installation of landscape materials, including street trees. • The temporary all weather surface prevents installation of the street walk extension to the south property boundary. Per discussions with city staff, there is a preference for this street walk to be extended at time of initial street construction • The temporary all weather surface conflicts with LUC 3.5.3(B)(2) requirement for buildings 5 and 7 orientation to build -to lines on a non -arterial street. • The temporary all weather surface conflicts with the pedestrian walkway connecting the south east quadrant of the site with the balance of the site. • There has been no development application filed for the property to the south or east — there is no assurance when the need for this temporary all weather surface will expire. • The Tract D drive aisle is a minimum of 28 feet in width and meets Poudre Fire Authority emergency access requirements. In support of this modification, a public access easement will be dedicated by the Final Plat. Based on these factors, the applicant believes the proposed plan satisfies the intent of the Land Use Code and as a result requests approval of the proposed modification to 3.6.2(C) Streets, Streetscapes, Alleys and Easements. Liberty Farms Modifications of Standards Request 10/24/2007 page 1 of 3