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HomeMy WebLinkAboutRIGDEN FARM, 7TH FILING, THE WILLOWS - PDP - 56-98N - SUBMITTAL DOCUMENTS - ROUND 2 - ALTERNATIVE COMPLIANCE REQUEST (3)8. Rigden Farm will t -i safe pedestrian friendly communi vith inter -connected neighborhoods. 9. The proposed path systems on each side of the Foothills channel will provide adequate pedestrian and cyclist connections to adjacent neighborhoods and the proposed Neighborhood Center in Rigden Farm. 10. By limiting the number of crossings, the proposed Rigden Farm plan will minimize the impact to the stormwater hydrologic function of the Foothills Channel and minimize the potential impact to the natural habitat and wetlands with in the Foothills Channel. This will help to preserve and protect the important existing natural habitat and wetlands associated with the Foothills Channel. Thank you for reviewing this Alternative Compliance for the City of Fort Collins Land Use Code 3.6.3 Street Pattem and Connectivity Standards. Slayt Construction, Inc. is seeking approval to this one area proposed for Alternative Compliance because we believe that Rigden Farm is a well planned, safe, efficient, and convenient neighborhood to reside in. This one area proposed Alternative Compliance will help to preserve the existing natural habitat and wetlands associated with the Foothills Channel and to reduce impact on the storm drainage function of the channel. It is a plan that is equal to or better than a plan that complies with the standards in this Division. Should you have any questions or require additional information, please give me a call at 303-989-2026. Sincerely, Slayt Constru Lance R. Slayton President Justification In reviewing this Alternative Compliance, please note the following on the proposed plan: 1. The proposed Rigden Farm modified grid street system and off-street pedestrian path and trail systems will enhance the neighborhood continuity and connectivity. These systems have been well designed to provide a safe, efficient, and convenient transportation system that provides intra-neighborhood connectivity. 2. The proposed Rigden Farm Plan fosters non -vehicular access — neighborhoods will have sidewalks separated from the streets by a parkway with street tree plantings to encourage pedestrian usage. 3. All streets in Rigden Farm will have bicycle lanes. Some local streets have been widened to accommodate bicycle lanes. 4. The path system will have enhanced street crossings. The proposed Foothills Channel Trail will have raised and enhanced street crossings. 5. The intersections of streets in Rigden Farm have been designed to have 'bump - outs' for pedestrian refuge. These systems will help to provide a well planned, safe, efficient, and pedestrian -friendly transportation system. 6. The proposed Rigden Farm transportation system of vehicular and off-street pedestrian system will not exceed the Level of Service Standards. 7. There are numerous proposed off-street pedestrian/bicycle trail and path systems throughout entire Rigden Farm project: • A proposed path connecting the proposed Neighborhood Commercial Center to the existing Neighborhood Community Center and Park. A proposed path within the existing main sewer trunk line easement running the entire north and south axis of Rigden Farm. This proposed path will connect the developments south of Rigden Farm (Dakota Ridge and Stone Ridge) to the Rigden Farm neighborhoods and north to the Poudre River Trail. • The existing and proposed sections of the City of Fort Collins Foothills Channel Trail, dedicated to the City by this development. • A proposed trail to provide a direct connection to the Poudre River Trail when County Road 9 is relocated in the new Drake/Zeigler Road alignment. • And numerous other paths that will provide intra-neighborhood connections. 1) The area of the western portion of the Foothills Channel between the Rigden Parkway crossing and the pedestrian bridge adjacent to the off -site Pinecone Apartments. 2) The central section of the Foothills Channel between the Rigden Parkway crossing and the Chase Drive crossing. 3) The eastern portion of the Foothill Channel between the Chase Drive crossing and the Zieglar Road crossing. Rigden Farm Filing -Seven Because the Foothills Channel is a city owned regional storm drainage facility, the Stormwater and Natural Resources Departments have requested that we minimize the number of crossings of the Foothills Channel to avoid impact to the hydrologic function and natural resources of the Foothills Channel. The Foothills Channel has a natural habitat resource and wetlands in the channel bottom. Minimizing the number of crossings will help to minimize the potential impact and thus protect and preserve this natural amenity. 1. The area requiring Alternative Compliance is in the area of the western portion of the Foothills Channel between the Rigden Parkway crossing and the pedestrian bridge adjacent to the off -site Pinecone Apartments. The feasibility for either a vehicular and pedestrian crossing at the end of Annelise Court was thoroughly explored in the seventh filing. Eliminating the required crossing in this area was found to not affect the overall safety, efficiency or convenience of the Rigden Farm transportation systems. It was determined that the integrity of the overall Rigden Farm transportation system in regards to intra- neighborhood connectivity will continue to be safe, efficient, and convenient. It will not be compromised. However, adding another crossing in this area would have impacted the Foothills Channel and the existing water quality ponds on the north side of the Foothills Channel constructed as part of Rigden Farm Filing One. Annelise Court, when included with Shaylah Court, is only a 6 lot Cul-de-Sac. These people will be able to walk or ride the short distance to Rigden Parkway in order to cross the Foothills Channel and access the Foothills Channel Trail and Neighborhood Community Center. The people from our development filling seven will not be as interested in connecting with the 6 lots across the channel and if the few people that may be interested want access they will also be able to travel the short distance to Rigden Parkway and cross the channel there as well. There will be both bicycle lanes and sidewalks on the entire Rigden Parkway including the Foothills Channel vehicular and pedestrian crossing. The majority of the residents of Rigden Farm will not be inconvenienced because of this proposed plan. They will use Rigden Parkway for crossing the Foothills Channel in this area. This request for Alternative Compliance will not affect the overall Rigden Farm transportation system in regard to safety, efficiency and convenience. • CONSTRUCTION December 13, 2000 Revised march 28, 2001 Revised July 26,2001 Revised November 1, 2001 Troy Jones City of Fort Collins 281 N. College Avenue P.O. Box 580 Fort Collins, CO 80522-0580 RE: Rigden Farm Filing Seven (The Willow) Project Development Plan Request for Alternative Compliance for City of Fort Collins Land Use Code 3.6.3 Street Pattern and Connectivity Standards. Dear Troy: This letter is to request Alternative Compliance for the project mentioned above. The Land Use Code 3.6.3 Street Pattern and Connectivity Standards (B) General Standard requires that, "Local street system must provide for both intra- and inter -neighborhood connections to knit developments together, rather than forming barriers between them', and (F) Utilization and Provision of Sub -Arterial Street Connections to and from Adjacent Developments and Developable Parcels requires that, "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. " . Request This request for Alternative Compliance is to allow for a planned internal trail system to be used as the Alternative Compliance to the Land Use Code Connectivity Standards. The City of Fort Collins Foothills Channel bisects the site. This Channel is an important stormwater drainage system and a growing environmental amenity to the area. The more crossings that are proposed, the more the integrity of this stormwater facility and environmental amenities are jeopardized. 215 UNION BOULEVARD, SUITE 220 • LAKEWOOD, COLORADO • 80228 PHONE: (303) 989-2026 • FAX: (303) 989-2049 EMAIL: LANCE®SLAYTHOMES.COM