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Home My WebLink AboutCROWNE ON TIMBERLINE - PDP - PDP130009 - SUBMITTAL DOCUMENTS - ROUND 1 - ALTERNATIVE COMPLIANCE REQUEST/I PIIfY ATTACHMENT B \I—MTENTW a EIITl Mi. MEfTS BLOCK 3 FACE TABLE i w.u. - mmn tr :.11 YfIP nIOR IACE1 544 MS x}.Ix fACT )n] IW Zl., rAR ] 320 A4l 9o.bY rAO .'I" I). f.JY fAAs N} 212 ,I Af'fA ewe n44 ♦van A21 ):IAY V2i )..1L BLOCK 3 FACE TABLE uNnlr wnnlrNrtll xlx elaci rACL 1 Sln xM .X1% 'AM3 IY1 x2 ..LIY fARI 111U 3W i6.TL I'AR4 Af IW }6.:Y tOTAI. LSM1x F: 90.fY BLOCK 1 FACE TABLE LrNGrll NW.0 rrN('lll x(if nlr/'S IACi I SrN A. sx.x rK71 H} 23'1 TAR ] 733 '2xF W4% rA 3111 W ]I.TL rAQ f 11M1 T6 r ]n3 IID 4S.T% 1S.MSA(}F iOrAl LYSS LIW _ F1.3S VIGNETTE Vf G r µRA1.OMOx ..». 1 13r 2 ATTACHMENT A I — K)TINT1.lL FUTURE STREETS /Tr BLOCK 2 FACE TABLE L[M:TrI tl11N1)LLNL:111 %Or RIKC /AR J 1T1 M.l% iKr l 4 W e0 IJS fiJ.11% TbTN }:LM I,1M 51.0% /I r11JR uxn.rrin BLOCK 1 FACE TABLE uxlGnr mm11LrNn�1 %Tlr nark I.KL I M19 ]ul }11.9% reCf J �ii JlY $l.T. IOTM. ]Jlw rills - O.e% r VIGNETTE eawem�il C C; White Willow Drive If we were to continue White Willow Drive directly north, as would be expected, the intersection of it with Rosen Drive would be very close to Timberline Road, and would not meet the street separation requirements of LUCASS. Rosen Drive is intended to provide access to the future proposed commercial areas to the north of Crowne. With the continuation of White Willow Drive, there would be significant congestion at the intersection of White Willow Drive/ Rosen Drive/Timberline Road. We therefore request the White Willow Drive not be continued through our site as it would only provide limited connectivity in the area, and would create additional traffic congestion and issues at the intersection of Rosen Drive. Corona Drive Through our design process, we explored the feasibility of continuing Corona Drive north through the Crowne on Timberline community in order for us to meet the block standards. While the direct continuation of this street would provide connectivity, it did not allows to meet the block standards. As shown in attachment A, we could then have two blocks. Block 1 on the east at 6 acres, and block 2 on the west at 7.89 acres. With this we would still not meet the block standards as required by 4.6(E)(b). In addition, since Corona Drive would end at our immediate southern boundary, this street would provide limited connectivity for the Linden Park residents, and may even add traffic to Linden Park by encouraging vehicles to cut south through that community. What we are proposing, is to continue Corona Drive through our community as a street like private drive, but not connect it directly through to Rosen Drive. Instead we have provided for a "Y" configuration in the street like private drive system that allows for connectivity between the communities, but does not encourage straight through vehicular connectivity. This is shown in attachment B. We have enhanced this private drive with detached sidewalks where possible, street trees, and pedestrian connections throughout. What this has also allowed us to do, is create three blocks within the community, all under 7 acres. As much as possible, we have lined the public streets and internal street like private drives with buildings to provide a pleasant street scape, and to reduce the impact of the internal parking areas. Summary We request the approval of an alternative compliance request for the following: 1) To terminate White Willow Drive at the intersection of Prairie Hill Drive 2) To continue Corona Drive as a street like private drive 3) To use street like private drives as internal circulation system within the Crowne site in order to meet the block and block face standards We feel that taken together, this request meets the intent of the land use code by providing connectivity through our site for adjacent communities and our community for additional access to Timberline Road and for access to the future commercial areas to the north. CI; VIGNETTE s t u d i o s Crowne on Timberline Alternative Compliance Request Standards 3.6.3 Street Pattern and Connectivity Standards (F) Utilization and Provision of Sub -Arterial Street Connections to and From Adjacent Developments and Developable Parcels. All development plans shall incorporate and continue all sub -arterial streets stubbed to the boundary of the development plan by previously approved development plans or existing development. All development plans shall provide for future public street connections to adjacent developable parcels by providing a local street connection spaced at intervals not to exceed six hundred sixty (660) feet along each development plan boundary that abuts potentially developable or redevelopable land. 4.6(E) Medium Density Land Development Standards (a) Block structure. Each Medium Density Mixed -Use Neighborhood and each development within this District shall be developed as a series of complete blocks bounded by streets (public or private). (See Figures 17A through 17F). Natural areas, irrigation ditches, high -voltage power lines, operating railroad tracks and other similar substantial physical features may form up to two (2) sides of a block. (b) Block size. All blocks shall be limited to a maximum size of seven (7) acres. Discussion These two standards, Street. Pattem and Connectivity, and the MMN Block Standards are separate, but related standards as they relate to the Crowne on Timberline site, so they will be discussed together as a single alternative compliance request. There are three public streets stubbed into this site from the south. These are White Willow Drive on the east, Corona Drive in the center, and Red Willow Drive on the west. Of these, Red Willow Drive is the only street that is designed to provide substantial connectivity through the Crowne site, as well as the Linden Park community to the south, and potential future development further south and north. Corona Drive is only stubbed from Prairie Hill Drive, an east west street that forms the southern boundary of the site. As such, it does not provide any significant connectivity for a substantial portion of Linden Park. While Willow Drive provides limited connectivity within Linden Park, but was designed to be a parallel street to Timberline Road, with a centerline separation of only about 160 feet. Red Willow Drive We have continued Red Willow Drive along the western boundary of the Crowne on Timberline site, so that street is not an issue. In addition, we have planned for a new east -west street along the north side of our site (proposed as Rosen Drive) to provide additional connectivity with the overall neighborhood. PO Box 1889 • Fort Collins, CO 80522-1889 970.472.9125