HomeMy WebLinkAboutSIDEHILL (JOHNSON PROPERTY) - ODP - 32-01A - SUBMITTAL DOCUMENTS - ROUND 2 - ALTERNATIVE COMPLIANCE REQUESTcompromises neighborhood continuity and connectivity (which is outweighed by safety); and (5)
does not interfere with the plan's ability to provide access to other features and amenities within
the same section mile.
Based on the foregoing, James Company respectfully requests City approval for this
alternative compliance request for the Johnson Farms potentially signalized, full -movement
intersection along Timberline, as shown on the pending ODP. Should you have any questions, I
can be reached at (303) 443-6666.
cc: James Postle
Susan Wade
Sincerely,
James Company
Melinda J. Bartlett
Entitlement Manager
C:1Melinda BartletWohnson Property\alternative compliance req ODP.doc
JamesCompany
2919 Valmont Road, Suite 204
Boulder, Colorado 80301
303-443-6666
e_j 303-443-6777 Fax
January 22, 2002
VIA FAX (970) 416-2020 AND MAIL
Troy Jones, City Planner
Current Planning Department
City of Fort Collins
P.O. Box 580
Fort Collins, CO 80522-0580
Website: jamescompanycolorado.com
E-mail: jamesco@qwest.net
Johnson Farms ODP — Alternative Compliance Request (Intersections)
Dear Mr. Jones:
James Company hereby submits this alternative compliance request to allow a potentially
signalized, full -movement intersection along Timberline Road. The Johnson Farms ODP shows
such an intersection 1,985 feet north of Drake Road. This intersection is located more than 1,320
feet from Drake Road, which spacing does not comply with LUC 3.6.3 [C].
Nevertheless, this location has already been determined by the City's Traffic Engineer
and Street Oversizing Coordinator to be the best location for such an intersection. Additionally,
on February 1, 2001, the Planning and Zoning Board supported Staff recommendations and
approved this location for Spring Creek Farms North, the development directly west of Johnson
Farms. The intersection spacing proposed for Johnson Farms matches up with the approved
Spring Creek Farms North alignment; therefore, James Company's alternative compliance
request should likewise be approved.
The reasons Staff and the P+Z Board approved the intersection for Spring Creek Farms
North apply equally to James Company's request. The proposed alternatively -spaced Johnson
Farms intersection promotes the goal of ensuring that the "local street system is well designed
with regard to safety, efficiency and convenience for automobile, bicycle, pedestrian and transit
modes of travel" (LUC 3.6.3 [A]). The proposed plan meets this goal better than a plan that
complies with the 1,320 feet requirement. Timberline will be a 6-1ane major arterial, and
signalized intersections with such a street type are safest when located at 1/3 mile spacing, rather
than 1/4 mile spacing. Additionally, the proposed alternative design (1) has no impacts on
natural areas and features; (2) allows for non -vehicular movements at this intersection as well as
at Drake Road; (3) satisfies transportation level of service standards; (4) only slightly
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