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ALTERNATIVE COMPLIANCE REQUEST - LIBERTY FARMS
To: Fort Collins Planning and Zoning Board
The purpose of this communication is to request an alternative compliance approval for the Fort Collins Land Use Code
3.6.3(F) Street Pattern and Connectivity Standards, Utilization and Provision of Sub -Arterial Street Connections to and from
Adjacent Developments and Developable Parcels as applicable to the Liberty Farm PDP application.
Specifically, the following streets exceed the requirement for providing a local street connection spaced at intervals not to
exceed 660 feet along each development plan boundary that abuts potentially developable or redevelopable land: North
Timberline Road to Collamer Road at the Liberty Farms north property boundary is approximately 845 feet and North
Timberline Road to Collamer Road at the Liberty Farms south property boundary is approximately 700 feet (see attached
Liberty Farms site plan).
Land Use Code 3.6.3(H) allows alternative compliance to the requirements in 3.6.3. Relative to the alternative compliance
considerations identified in the Fort Collins code:
1. The site has three constraints contributing to the need for this alternative compliance request.
• The Larimer and Weld Canal is located adjacent to and defines the northern property boundary. This constraint
necessitates Collamer Road exit the site perpendicular to the canal to minimize with width of crossing. This
constraint is recognized and accommodated in the Mountain Vista Subarea Transportation Plan which
conceptually supports this street location and orientation.
• The City environmental planner has requested a buffer be created adjacent to the canal averaging 50 feet wide,
with a 25 foot minimum width. This buffer is defined by a 4 foot split rail fence with wire mesh on the south
edge of the ditch company access road. The purpose of this buffer is to prevent residents and guests from access
to the ditch, which is considered a safety hazard; and to provide an urban wildlife corridor adjacent to the ditch.
• There is an existing stand of large cottonwood trees on the south property boundary. Collamer Road is shifted
approximately 40 feet east to avoid conflict with an existing mature tree. This tree has been evaluated by city
staff and determined to be of sufficient value to retain.
2. The proposed plan satisfies the purposes of this section in the Land Use Code. The proposed plan provides enhanced
pedestrian connectivity on the south property boundary, provides adequate pedestrian and bicycle connectivity on the
north property boundary, and limits the development's impact on the wildlife corridor buffer on the north property
boundary.
• The proposed plan provides for enhanced pedestrian and bicycle access and circulation on the south property
boundary with provision of a meandering pedestrian pathway. This pathway is intended to provide convenient
access to the neighborhood park. Two pedestrian access points, one between North Timberline Road and
Collamer Road, the other east of Collamer Road, are provided from this pathway to the south property boundary
to allow connections when that property is developed. This connection accomplishes the purposes of the
Section's requirements for maintaining facilities for bicycle, pedestrian and transit, to the maximum extent
feasible, when there is a reduction in vehicle access and/or circulation.
• The proposed plan provides for future connection across the Larimer and Weld Canal via the Collamer Road
extension. Additional connections across the Larimer and Weld Canal are considered as detrimental to the urban
wildlife corridor adjacent to the canal. This consideration, combined with the safety hazards presented by the
canal, contributed to the city staff recommendation to not provide any additional connections to the north other
than the provision for extension of Collamer Road.
3. The alternative design provides for distribution of the development's traffic without exceeding level of service
standards as supported by the traffic impact study.
We request approval of the Liberty Farms Alternative Compliance Request. Thank you for your consideration.
Sincerely,
CtDV<V:,__
Don Tiller
Liberty Farms
Alternative Compliance Request 10/23/2007 Page 1 of 1