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Home My WebLink AboutSPRING CREEK FARMS NORTH - ODP - 24-00A - SUBMITTAL DOCUMENTS - ROUND 3 - ALTERNATIVE COMPLIANCE REQUESTI CORRIDORro 2 Overall Development Plan For SPRING CREEK FARMS Fort Collins, CO Sheet 2 of 2 Land Use Map a®aaaaaaea�aaaaaaa®a®aaaaaB®eeaaaaa®®aaaaae®®aaaaa®ease®00aa0a®0a IT TM OP PORT COWna ..�, .• ..,�. °.aaaaa. i__-- � ` � � � � �, . � -- �,�, -� Id , — ---�/ PR I ZONING " ( IN ZANING ao' �.RINGLE DI t ` m• .......�.. -j \ 1RPSIDEN GROSS 1 O O O 0 ` ` = 0 — �\ 1 0 \ 0\ \ • --� toA�IMbB*hdl RMa \ ` O 0 O P CE D 000 00 0000 0000Q000 00000 NEI RH DI Oxqp00 000000 000 0 \ �r f 1.3 CRES 0 ! ` 0 p\ ` YAR L C O 00 / PROPOSED o• u. T«w tNe•9/� p B \` 0 (EXSTING \ PAR LB � 7.1 PROPOS ONING "MkW-PLO 0 7.1 ORES (+/-) O! (EXISTING NiNG -r) ` 1 SINGLE F Y REBID ATTA \ / MULTI-F Y REBID \ 0 ARC L E 29.615 ACRES, );RGSS \ 0 j PEENNSPACE •'PARK / t \ \ 0 \ Y 1 1y j S ACRES 1 r� YYpm msa,sY ]e' ,aaa TF hallo dar ue4 9 pqa eon.nl. ev-_avwr a z. -w po. .a.... a ERLINE ROAD sov MAJOR ARTERIAL sa.l ■. a a.ro.r l/, a aw. » , w w.. «w a apra 11111�,d AIo1�IRaIRAmt� �� IIlal�waAauRw ad V1a. 7wkm IWO bot pnbbad 133MIRRMAWI of ktommlod 7%07%0� KI�s 0 so *0 Soo Soo mom j EXHIBIT B SIGNALIZED INTERSECTIONS ®1.ocatwas baud on City stmdnds Every 6W Proposed rst t/� Canw d BSIM 1 APPUOMR- A�PWIWWWM The Cumberland Companies aeoasrenaRraa Ry..4msn, w�so►nRa.a l.oOm,Oa Overall Development Plan For Spring Creek Farms Fort Collins, CO NuszER KO►AT Sheet 2 of 2 + [ woo Aug.7,2000 „soaarotosetasr Revised for Resubmittal 08"Kaxamoola" Oct. 10,2000 i SOX Revised for Second Resubmittal Dec. 22, 2000 Revised Jan. 16.2001 Overall Development Plan For SPRING CREEK FARMS Fort Collins, CO Sheet 2 of 2 Land Use Map NN coaruooarO" ®®ru`AJparr�aarsa7ilM®A®auwmea 0 lhbe► cdcft"w&'d raw V• c.,.. a a.ax. i EXHIBIT A SIGNALIZED INTERSECTIONS I.oafmw baud m City sanduds A/ll1CAMR A141MO��Mt The Cumberland Companies 4M L" .ws,.rm arsae4mat1 ti.atbnsaa �eesr.aua. Overall Development Plan For Spring Creek Farms Fort Collins, CO NUiZER Sheet 2 of 2 KOPAT %�4- }�Ad f ),2000 t O��r_/7� Revised forResubmittnl nsoeabmbr Oct 10, 2000 �tsOUMOM09=4 0 W tb 7w 100 MORI11 Revised for Second ResubmitW 3a.9Us &A Dec. 22, 2000 Revised Jan. 16, 2001 We feel that the Spring Creek Farms O.D.P. meets the intent and nature of the L.U.C. code requirements, and demonstrates a desire to provide the future residents of the site and the citizens of Fort Collins with as many possible modal choices as feasible, within the context of safe and thoughtful design, and current City standards. Nuszer-Kopatz Urban Design Associates CK: eom E Section H-2 allows the applicant to request that an alternative development plan be substituted for a plan meeting the standards of Section 3.6.3 - Street Pattern and Connectivity Standards. "...the proposed alternative plan accomplishes the purpose of Division 3.6 (Transportation and Circulation) equally well or better than would a plan and design which complies with the standards of the Division..." "...the alternative design minimizes the impacts on natural areas and features, fosters non -vehicular access, provides for distribution of the development's traffic without exceeding level of service standards, enhances neighborhood continuity and connectivity and provides direct, sub -arterial street access to any parks, schools, neighborhood centers, commercial uses, employment uses and Neighborhood Commercial Districts within or adjacent to the development from existing or future adjacent development within the same section mile." The proposed intersection spacing allows the applicant to preserve and maintain a grove of mature Cottonwood trees that exist on the eastern edge of the property along Timberline Road. The Spring Creek Farms O.D.P. does not demonstrate the internal local street pattern, rather, the internal local street pattern will be demonstrated within future P.D.P. submittals, as per L.U.C. code requirements. However, the O.D.P. drawing for Spring Creek Farms clearly demonstrates that a system of pedestrian and bicycle oriented walks will be provided within the project that will connect with internal local streets, open spaces, and parks and it commits to future connections along its boundaries. The non -vehicular access will promote and enhance neighborhood continuity and connectivity. These walks will connect with existing facilities, both inside and outside of the project area, per current City standards. The exact nature and location of the connections will be determined at the P.D.P. level. As demonstrated by the Spring Creek Farms Traffic Impact Study (on record with the City), site related traffic generated by this project would not cause critical intersections to fall below the operating standards indicated in the City's Level of Service Manual. Additionally, potential site traffic expected to use nearby local streets will be less than one percent (1 %) of the traffic currently on those streets. This amount (1%) is clearly less than the twelve percent (12%) defined by the City as being a significant impact. There is adequate separation between the proposed intersections along Timberline Road to physically accommodate stacking and serve the anticipated demands. The proposed intersection locations facilitate safe and efficient operations as well as intersection locations and spacing that comply with the current City standards would. 4 3. Section 3.6.3 (D) Spacing of Limited Movement Collector or Local Street Intersections with Arterial Streets Section D requires that "...non -signalized, potentially limited movement, collector or local street intersections with arterial streets shall be spaced at intervals not to exceed six hundred sixty feet (660') between full movement collector or local street intersections, unless rendered infeasible due to unusual topographic features, existing development or a natural area or feature." Based on the L.U.C. standard, the only applicable arterial street is Timberline Road, located on the eastern boundary of the Spring Creek Farms site. There are two (2) non -signalized intersections proposed on Timberline Road in conjunction with this project. The location of each of these intersections was determined by the City Growth Management Lead Team (please see Staff Review Comments dated 09/20/00). The first is a limited movement access (right -in, right -out only) located 750' from the center line of East Drake Road. The second is a 3/4 movement access (right -in, right -out and left -in) located 1330' from the centerline of East Drake Road. The spacing requirement for non -signalized, potentially limited movement, collector or local street intersections is precluded along Timberline Road by the intersection spacing requested by the Fort Collins Growth Management Lead Team, as referenced above. The proposed alignments of each of the two (2) non - signalized intersections create the conditions of non-compliance addressed here. The spacing requirements for intersections are also precluded on the western boundary of the site by the existing Union Pacific Railroad tracks that run adjacent to the entire western property line of Spring Creek Farms. Section 3.6.3 (D) states that this standard must be met "...unless rendered infeasible due to ...existing development..." Given the location of the existing Union Pacific Railroad tracks, it would be infeasible to require the intersection spacing on the western boundary of the project. Furthermore, the City Staff Review Comments from Current Planning dated 09/20/00 state that "...a street connection will not be required across the tracks..." Based upon our request of alternative compliance, the Spring Creek Farms O.D.P. satisfies Section 3.6.3, which requires that street connections to properties surrounding the project are to be provided at intervals not to exceed 660', unless rendered infeasible, as they are in this instance. Please see the attached Exhibit B for a graphic representation. 4. Section 3.6.3 (H)(2) Alternative Compliance - Review Criteria lane major arterial), located on the eastern boundary of the Spring Creek Farms site. Along Timberline Road there are three (3) proposed access points associated with this project. The location of each of these proposed intersections was determined by the City Growth Management Lead Team (please see Staff Review Comments from Current Planning dated 09/20/00). The proposed third (3rd) intersection is a full movement access, to be equipped with a traffic control signal when warranted, located 1980' from the centerline of East Drake Road. The single access point on East Drake Road is located 660' feet from the centerline of Timberline Road. It aligns with existing Sagebrush Drive, on the opposite side of East Drake Road. This full movement access will not be signalized due to stacking and safety requirements relating to the existing signalized intersection of East Drake Road and Timberline Road. The proposed alignment of each intersection, as per the City of Fort Collins, creates the conditions of non-compliance addressed here. Per Staff Review Comments from Current Planning dated 09/20/00, the applicant was directed to locate a signalized entry on Timberline Road "...no closer than 1/3 mile north of Drake, but it would be preferable to locate it as far north as possible." The Project Comment Sheet from Engineering dated 09/13/00 states that there must be "...a minimum of a third of a mile between Drake and any full movement intersection." The signalized intersection has been located at the northern most point to provide for safety and proper management of the intersection and its signalization, and to adequately provide for storage requirements per Traffic Operations (please refer to Project Comment Sheet dated 09/13/00). In discussions with Eric Bracke, the City Traffic Engineer, it was clearly stated that Timberline Road is used to facilitate the movement of traffic. Therefore, providing multiple access points onto a major arterial would impede its function. To keep vehicular traffic moving, intersections on Timberline are generally one of two types. The first type is an intersection with no signal, such as the intersection of Prospect and Mulberry. The second type is a signalized intersection. Eric Bracke stated that a one mile segment of a major arterial will have one, possibly two, signalized intersections, but no more than two. Therefore, there will be only one signalized intersection on Timberline, between Prospect and Drake, as shown on the Spring Creek Farms O.D.P. Eric Bracke believes that 1/4 mile spacing will not work and therefore, he supports the proposed signalized intersection spacing. This request for alternative compliance for the Spring Creek Farms O.D.P. satisfies Section 3.6.3, which requires that signalized intersections be provided every one -quarter (1/4) mile, unless rendered infeasible, as they are in this instance. Please see the attached Exhibit A for a graphic representation. 2 PLANNING 1 LANDSCAPE ARCHITECTURE V DEVELOPMENT CONSULTING urban design associates January 17, 2001 Troy Jones, Project Planner Current Planning Division City of Fort Collins 281 North College Avenue Fort Collins, Colorado 80522-0580 RE: Spring Creek Farms O.D.P. Alternative Compliance Request Dear Troy: The following is the alternative compliance request that you requested in the Staff Comments dated January 11, 2001. 1. Section 3.6.3 (A) Purpose - Street Pattern and Connectivity Standards Section A 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." 2. Section 3.6.3 (C) Spacing of Full Movement Collector and Local Street Intersections with Arterial Streets Section C requires that "...signalized, full -movement intersections of collector or local streets with arterial streets shall be provided at least every one thousand three hundred twenty feet (1,320') or one -quarter (1/4) mile along arterial streets, unless rendered infeasible due to unusual topographic features, existing development or a natural area or feature." Based on the L.U.C. standard, the applicable arterial streets are East Drake Road (a 4-lane arterial on the south property line) and Timberline Road (a potential 6- 1129 CHEROKEE STREET t DENVER T CO T 80204 1 3031534-3881 V FAX 3031534.3884 mainbox@nuszer-kopatz.com PLANNING T L A N D S C A r E ARCHITECTURE T D E V E L 0 P M E N T C O N S U L T I N G TRANSMITTAL urban design associates JI ^AJ� TO: FROM: �l� WA ""' PROJECT: 2 r `C � N l TC NCB DATE: Of I Lon RE: I'tT�1 Uy i �f� t ►t�l f. Y ttw 6um M We are forwarding to you: ❑ copy of letter ❑ estimates ❑ mylars/original Number of copies prints ❑ proposals ❑ reports Project Number Last Dated ❑ samples ❑ specifications ❑ disc/cd Description other `..� P" These are transmitted: ❑ For Approval PLEASE NOTE: cc: ti For Your Use /As Requested ❑ Review & Comment By: 1129 CHEROKEE STREET T DENVER T CO T 80204 7 303/534-3881 7 FAX 303/534.3884