HomeMy WebLinkAboutOLD TOWN NORTH - 20% PDP - 28-99A - SUBMITTAL DOCUMENTS - ROUND 1 - ALTERNATIVE COMPLIANCE REQUESTAs stated earlier, multiple crossings of the proposed Dry Creek conveyance channel
would be cost prohibitive when creating an affordable housing community. Because the traffic
study has shown the level of service requirements on existing and proposed streets are met, we
feel the criteria to approve this alternative compliance for the connectivity requirement along the
northern property line is found within City Plan Policy HSG-2.2. It states "The City will support
and encourage the private development of affordable housing by offering incentives and reducing
local government barriers to the construction of additional units," and section 1.2.2(A) of the
Land Use Code states "The purpose of the Land Use Code is to improve and protect the public
health, safety and welfare by: ensuring that all growth and development which occurs is
consistent with this land Use Code, City Plan and its adopted components...."
Alternative Compliance Request
Old Town North
The Old Town North site plan illustrates proposed traffic circulation systems including all
Collector streets or larger as required by the Land Use Code. These streets have been designed to
respond to:
1. Existing road locations
2. Natural areas and large drainage features adjacent to the site
3. Pre -determined access points along East Vine street and along the western edge of the
site
4. Existing properties that are not a part of the overall development plan
5. Development plans and land uses for the proposed site plan area.
Alternative Compliance Request
Land Use Code Section 3.6.3 Street Pattern and Connectivity Standards
Purpose. This section is"intended to ensure that the local street system is well designed with
regard to safety, efficiency and convenience for automobile, bicycle, pedestrian and transit modes
of travel. Alternative design must minimize the impacts on natural areas and features, fosters non -
vehicular access, provide for distribution of the development's traffic without exceeding the level
of service standards, enhance neighborhood connectivity and provide direct sub -arterial street
access to neighborhood features within or adjacent to the development.
There are two locations of the Old Town North planned area which require that we request
alternative compliance for spacing of sub -arterial street connections as defined in section 3.6.3(F)
of the Fort Collins Land Use Code which states ... 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. '
Area 1 - South boundary of site. We request alternative compliance for the provision of future
street connections along the south boundary of the site in order to minimize impacts on natural
areas adjacent to Lake Canal as identified on the'City of Fort Collins Natural Habitats and
Features Inventory Map' and the existing development located south of the property.
Area 2 — North Boundary along proposed realigned Dry Creek. In this area, we have
modified the street spacing from the 660' minimum to respond to the expense of crossing the
realigned 'Dry Creek' drainage way. Due to Old Town North's status as a proposed affordable
housing project, multiple crossings of the proposed Dry Creek conveyance channel would inhibit
the ability of the developer to maintain the affordability crucial to the successful implementation
of affordable housing.
The plan, as submitted, serves the purpose of the code equally well or better than a plan
which complies with the code for the following reason:
According to alternative compliance review criteria from section 3.6.3(H)(2) the proposed site
plan meets alternative compliance criteria through minimizing impacts to the natural areas along
the southern boundary of the site. The traffic study has also shown that City level of service
requirements will be met with the current site plan design.