HomeMy WebLinkAboutSPRING CREEK FARMS NORTH - ODP - 24-00A - SUBMITTAL DOCUMENTS - ROUND 3 - ALTERNATIVE COMPLIANCE REQUESTI CORRIDORro
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Overall Development Plan For
SPRING CREEK FARMS
Fort Collins, CO
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Overall Development Plan For
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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
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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.
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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.
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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
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