HomeMy WebLinkAboutOLD TOWN NORTH - 90% PDP - 28-99A - SUBMITTAL DOCUMENTS - ROUND 4 - ALTERNATIVE COMPLIANCE REQUESTensure the street system is well designed with regards to safety" as stated in the `Purpose ` of
section 3.6.3; minimizing street crossings of the Dry Creek channel reduces the potential of
flooding within the proposed development.
Thank you for your consideration of this matter.
Sincerely,
bha design inc. by
Russell Lee
cc: Monica Sweere
RQCOAd
413o!®r
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'.
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: To ensure the site plan's street design
satisfies the purpose of section 3.6.3 the street layout and site design meets the city's required
level of service for all modes of transportation. Additionally, by limiting future street connections
along the sites southern property line, the proposed site plan minimizes the impacts to natural
areas along the Lake Canal.
Area 2 — North Boundary along proposed realigned Dry Creek. In this area, we have
modified the street spacing from the 660' minimum to respond Storm Waters concerns with
multiple crossing crossings of the realigned 'Dry Creek' drainage way. Because of their potential
to dam flows during flood situations, the crossings pose a safety hazard to the proposed
residential development.
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: As stated earlier, the street layout and site
design meet the city's required level of service for all modes of transportation. Additionally,
pedestrian access to realigned Vine Drive is maintained at the required 660' spacing. Finally, "to