HomeMy WebLinkAboutREDWOOD APARTMENTS - PDP - 15-99A - CORRESPONDENCE - STREET RELATED DOCUMENT (3)• Division 3.6, Transportation ana Circulation Section 3.6.3(H)
(2) Review Criteria. To approve an alternative plan, the decision
maker must first find that the proposed alternative plan
Accomplishes the purposes of this Division equally well or better
than wouldnlan and design which complies with the standards
of this Division, and that any reduction in access and circulation
to the maximum extent
In reviewing the proposed alternative plan, the decision maker
shall take into account whether the alternative design minimizes
the impacts on natural areas and features, fosters nonvehicular
access, provides for distribution of the development's traffic
without exceedins 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.
(Ord. No. 90, 1998, 5/19/98; Ord. No. 228, 1998 §§25, 92, 12/15/98)
3.6.4 Transportation Level of Service Requirements
(A) Purpose. In order to ensure that the transportation needs of a proposed
development can be safely accommodated by the existing transportation
system, or that appropriate mitigation of impacts will be provided by the
development, the project shall demonstrate that all adopted Level of
Service (LOS) standards will be achieved for all modes of transportation.
(B) General Standard. All development plans shall adequately provide
vehicular, pedestrian and bicycle facilities necessary to maintain the
adopted transportation Level of Service standards contained in Part H of
the City of Fort Collins Multi -modal Transportation Level of Service
Manual for the following modes of travel: motor vehicle, bicycle and
pedestrian. The Transit LOS standards contained in Part H of the Multi -
modal Transportation Manual will not be applied for the purposes of this
Section.
Article 3, Page 113
Supp. 4
• ' Division 3.6, Transportation and Circulation Section 3.6.3(E)
(E) Distribution of Local Traffic to Multiple Arterial Streets. All
development plans shall contribute to developing a local street system
that will allow access to and from the proposed development, as well as
access to all existing and future development within the same section
mile as the proposed development, from at least three (3) arterial streets
upon development of remaining parcels within the section mile, unless
rendered infeasible by unusual topographic features, existing
development or a natural area or feature.
The local street system shall allow multi -modal access and multiple
routes from each development to existing or planned neighborhood
centers, parks and schools, without requiring the use of arterial streets,
unless rendered infeasible by unusual topographic features, existing
development or a natural area or feature.
(F) Utilization and Provision of Sub Arterial Street Connections to and
from Adjacent Developments and Developable Parcels. All
development plans shall inc�ooraatte and continue all sub -arterial streets
stubbed to the boundary of the development plan by previously approved
development plans or existing development. All development plans shall
nro�e�fo - future public street connections o adiacent developable
parcels by providing a local street connections aced at intervals not to
excee six un a six 60 feet along each
boundaryt at abuts potentially developable or redevelopable Land-
(G) Gated Developments. Gated street entryways into residential
developments shall be prohibited.
(H) Alternative Compliance. Upon request by an applicant, the decision
maker may approve an alternative development plan that may be
substituted in whole or in part for a plan meeting the standards of this
Section.
(1) Procedure. Alternative compliance development plans shall be
prepared and submitted in accordance with submittal
requirements for plans as set forth in this Section. The plan and
design shall clearly identify and discuss the modifications and
alternatives proposed and the ways in which the plan will better
accomnlish the purpose of this Section than would a plan which
Article 3, Page 112
Supp. 4
"First —name", "Last_Name","Number","Unit","Direction","Street_name","City","State
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�OHN KEVIN/SHELLY,COX,2017,,,VAQUERO ST,LONGMONT,C0,80501
'}KAREN K,FURST,210,,,JACKSON AVE,FORT COLLINS,CO,80521
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Connection B and D on Exhibit B must be made, and cannot be substituted
with an alternative compliance request.
Other items that may factor in to your justification for reducing the number of
crossings of the Lake Canal would be if there would be any natural resources
benefit in doing so. To determine this, an Ecological Characterization Study
of your site should be preformed. Contact Kim Kreimeyer from the Natural
Resources Department (221-6641) for more information.
The city property to the northeast of your property is owned by the
Stormwater Department. Contact Glen Schlueter (224-6065) if you have any
questions about this property. Glen has indicated that an 8 foot path would
work well on this property, but you will need to coordinate with any swale
locations, and existing utilities.
If you choose to pursue the option to connect a street to one of the cul-de-
sacs to the north of the property, as long as the centerline of the street falls
right on the existing property line between the western and eastern
properties, there is plenty of room to make the 51 foot wide street right of
way. You would need to obtain street right of way property from owners 1 &2,
3&4, or 5&6 (see Exhibit D) to make this northern connection. I have
enclosed a list of the names and addresses of these property owners.
Feel free to give me a call if you have any questions about any of this.
Sincerely,
T y es
City Planner
Commu, y Planning and Environmental
Current Planning
City of Fort Collins
November 5, 1999
Mac Quillan
Concorde Capital Corp.
1349 E. Broad Street
Columbus, OH 43205
Mac,
-vices
This letter is to summarize the decision that was agreed upon by staff from the
Current Planning Department, Engineering Department, Advance Planning
Department, Natural Resource Department, Stormwater Department, and the
Transportation Department regarding the requirements for street connectivity
from your project to the adjacent properties.
1. The diagonal property boundary is approxamately 1370 feet in length (See
Exhibit A), and is adjacent to potentially developable or redevelopable land.
Stubs for future local street connections are required [LUC 3.6.3(F)] to be
provided at intervals not to exceed 660 feet along each developable
boundary. This would require three connections along this property line
across the Lake Canal as labeled A,B, and C in Exhibit B. If you are
interested in the possibility of providing less than the three connections, this
could potentially be possible through the process of alternative compliance,
which is spelled out in the LUC Section 3.6.3(H).
2. Staff would be willing to support an alternative to connection A on Exhibit B as
an 8 foot wide paved pedestrian path (see the path labeled on Exhibit C)
connecting across the city property to the northeast of your site, adjacent to
the Lake Canal, to the commercial center. This would require an alternative
compliance request as specified in the LUC 3.6.3(H).
3. Staff would possibly be willing to support an alternative to connection C on
Exhibit B as either a pedestrian crossing over the Lake Canal at the location
of connection C, or a street connection to the north of the property through
one of the existing cul-de-sacs (Connection 1, 2, or 3 on Exhibit C). This
would require an alternative compliance request as specified in the LUC
3.6.3(H).
281 North College Avenue • PO. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020