HomeMy WebLinkAboutINTERSTATE LAND - ODP - 49-02A - SUBMITTAL DOCUMENTS - ROUND 2 - ALTERNATIVE COMPLIANCE REQUESTCOO�M@@P(A�
urban design, inc.
Bicycle and pedestrian connectivity will be provided by trails proposed by the
City of Fort Collins Parks and Recreation Policy Master Plan.
The applicant proposes for this portion of the site to remain a natural area, and
maintains this would be the most beneficial use. The applicant believes that a vehicular
connection would detract from this proposed natural area while providing minimal
benefits to vehicular circulation for the development.
Cityscape Urban Design
CMY @@P)@
urban design, inc.
3555 stanford road, suite 105
fort collins, colorado 80525
(970) 226-4074
fax (970) 226-4196
e@cityscapeud.com
Request for Alternative Compliance
Reduction of intersections/connections to the 1-25 Frontage Road
October 24, 2003
The applicant is requesting alternative compliance for Land Use Code section 3.6.3 (D)
Street Pattern and Connectivity Standards with regard to connecting an additional road
from the 1-25 Frontage Road in the northeast corner of the site to the proposed
residential area west of Boxelder Creek.
Based upon criteria provided in the Land Use Code (L.U.C.) Section 3.6.3(H), the
applicant maintains that the proposed decrease in connecting intersections to the 1-25
Frontage Road is not detrimental to the public good and promotes the general purpose
of the standard equally as well or better than a plan that complies with the standards.
The applicant proposes no additional connections to the 1-25 Frontage Road.
The proposed decrease in connections to the 1-25 Frontage Road serves the site equally
as well or better than a plan because for the following reasons;
- The proposed residential area located west of Boxelder Creek is adequately
served by the proposed road system. The traffic study determined that no
additional access points to the subdivision would be necessary from a traffic
operations standpoint.
- Poudre Fire Authority indicated that the two currently proposed access points
from Prospect and the Frontage Road satisfy the separation requirements for
the code -required two points of access for emergency services to the
development.
- Any proposed connection would need to cross a significant natural area that
is slated for preservation by the ODP. This natural area has stands of
existing trees, wetlands and wildlife habitat associated with Boxelder Creek
and the natural area buffers that provide wildlife habitat and wildlife corridors
paralleling both the Lake Canal and Cache La Poudre irrigation ditches.
These natural areas would be impacted by an additional connection.
- The proposed connection would encourage road construction adjacent to or
within the F.E.M.A. 100-year floodplain.
- The City of Fort Collins defined floodway associated with Boxelder Creek
exists in this area and is approximately 125' at its narrowest point. Any
additional connection would encourage development within and/or adjacent
to the floodway.
- Twelve feet of grade change exists between the proposed residential
development and the 1-25 Frontage Road.