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Home My WebLink AboutSANCTUARY WEST - PDP - 30-07 - REPORTS - ALTERNATIVE COMPLIANCE REQUESTI I I I I I I I STREET CONNECTIONS REQUIRED PER CODE 7AC L I ❑ EXISTING DEVELOPMEN I �I _ ❑ l CHERRY OMMA uB.:.. .❑ - - DRAINAGE CHANNEL tmr BARTON DRIVE — fI tme NATURAL HABITAT �ETENTION / DRYLAND SEED -SOLDIER CREEK TRAIL EXTENSION EXISTING BIKE TRAIL I tm, I 1 � ` o�A 10 FOOT CANAL BUFFER. tme LWI LMI LMJ u, f II ® I woe`s.. / \ l tme 1 / t�+n I tme amr tme r l I w++ cmr 1 (I_. — — I i..,,n. I •.••.:. I w..+.a w,+t / I � .e.,n � c�mt G I wn: I FUtJ.ANA STREET war 1 tm. I ,me tmt I im, I �r I . I � I I h,— tme m tmr 1 I wr. °unmt _ -,11 I tmfa. I °w,tmfa omB ar 11 1 I I I u I tme ® tora ❑ � ❑ I L ( w I LAPORTE AVE. =03- OeRtaTB BARTON DRIVE LLPrt—n � /1 La da pe Ar hltec m Sltre Pleanr a araphlo T++N.1(070.eBe 1219 a P.( M4 web rW: OrlO)+1a-Dla� rmr: (9ro)+p4mae t B 1( I) 8 2a a.s u.- (3 co 2w Ttl, p0]) 83aasaa Pmc VQi) B92�6 lu T) 1 O Ov V Z 0O V ( v I a U. ❑ i ❑ ❑ Now Elu r// /'��. 'E�] SCALE. N.T.S. JOB NO: ,zoa5 —/, r � AD Fit OR E: 12005oEo1 � CHECKED: DT/'CH CHECK DATE: OCT. 10. tom I REVISIONS: MARL 5. 2008 JONE 16200E SHEET TI I M S PREFERED PLAN SHEETNO: ALTERNATIVE COMPLIANCE - STREETS 1 OF 1 woulr- __ E Landscape Arch i t e c t it re S i t c P l a n n i n g G r n p h i c% Steve Olt October 10, 2007 (rev 3/05/08) City of Fort Collins 281 North College Fort Collins, CO 80521 Dear Steve, Please route this alternative compliance request to the appropriate departments. The purpose of this request is to propose an alternative compliance to Fort Collins Land Use Code 3.6.3Street Pattern and Connectivity Requirements, (F) Utilization and Provision of Sub -Arterial Street Connections to and From Adjacent Developments and Developable Parcels, as permitted by LUC 3.6.3(H) Alternative Compliance. Situation: Sanctuary West is an infill project located on the north side of LaPorte Avenue in the 2200 — 2400 block. There is a storm water drainage channel and easement adjacent to the Green Acres Subdivision on the north side of the site (see attached site plan). This east -west channel is over 100 feet wide by 970 feet long and up to 13 feet deep, while the north -south channel is 110 feet by 800 feet long. A new third stormwater channel will extend from Laporte Avenue and will connect to the existing north -south channel as a City required improvement in the West Vine Basin Master Plan. Typically, a connection to Impala Drive, Irish Drive and Webb Avenue would be provided. There are a number of informal footpaths crossing the drainage channel, most likely used by school age children attending either Irish Elementary or Poudre High schools. Proposed Alternative Plan: The developer and design team met on site with City of Fort Collins Planning and Engineering staff. Based on the staff recommendations from the site visit, the proposed alternative plan does not extend connection to Impala Drive, Irish Drive or Webb Avenue. A pedestrian connection is provided to each of these public streets, routed along the north side of the drainage channel, connecting to the proposed extension of the Soldier Creek trail. Other Alternatives: Two alternatives to the proposed plan were reviewed with the staff during the site visit. One alternative would be to provide street connections to Impala Drive, Irish Drive and Webb Avenue. This would require building three bridge crossings. This alternative has a number of drawbacks, including the encroachment on the drainage channel impacting the flows, and significant regrading that would severely impact existing residents. Another alternative plan that was discussed would have provided a cul-de-sac be built at the southern most point of each street. This alternative was eliminated due to the potential impact to the home owners in the immediate vicinity of the cul-de-sac. Considerations for Proposed Alternative Plan Approval. • The developer would like to request approval of the proposed alternative plan based on the following merits: I. The alternative design minimizes the impact on natural areas and features. Providing a connection to the three streets would significantly encroach upon what has become an open space feature valued by the existing neighbors, as expressed at the neighborhood meeting. 2. The alternative design fosters non -vehicular access by formalizing existing informal footpaths that most likely are used by school age children attending either Irish Elementary or Poudre High schools. 3. The alternative design does not result in development's traffic exceeding level of service standards, as shown by the traffic study submitted with the Project Development Plan. 4. The alternative design does enhance neighborhood continuity and connectivity by providing ADA compatible pedestrian connections that have been established by years of pedestrian traffic. Thank you for your consideration of this alternative compliance. Please include in your comments to this submittal reference to and your decision pertaining to this est. 144 North Mason Street Suite 2 • Fort Collins, Colorado 80524 (970) 472-9125 • Fax: (970) 494-0728