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HomeMy WebLinkAboutSAGE CREEK - PDP - 25-98B - SUBMITTAL DOCUMENTS - ROUND 4 - ALTERNATIVE COMPLIANCE REQUESTNovember 30, 1999 Ronald G. Fuchs, Project Planner City of Fort Collins Planning Department P.O. Box 580 Fort Collins, CO 80522 Dear Ron; CH,t2@Qo urban design, inc. 3555 stanford road, suite 105 fort collins, colorado 80525 (970) 226-4074 FAX (970) 226-4196 E-mail: cityscap@frii.com As requested in the September 29, 1999 Staff Comments, this .letter is intended to provide justification for the number of street crossings of the McClellands drainage channel, connecting Sage Creek and Harvest Park. The plan as proposed is justified for a number of reasons, including: A. The initial direction the applicant received from City Staff — as a result of a September 30, 1998 follow-up meeting after the August 31, 1998 Conceptual Review meeting - indicated that, "Except for the Corbett Drive extension, there will be no street or pedestrian crossings of the Channel" B. The proposed plan provides access between the adjacent developments that is equal to that which would be provided by a plan that meets a more strict application of 3.6.3(F); with less disruption of thenatural area along the drainageway. C. The Code indicates that, "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 exceeding level of service standards, enhances neighborhood continuity and connectivity and provides direct sub -arterial street access to any parks, schools, neighborhood centers............... within or adjacent to the development from existing or future adjacent development within the same section mile." The proposed plan accomplishes all these criteria. D. In the City Staff review comments of May 27, 1999 and September 29, 1999, it has been indicated that Staff would support the number and location of proposed street and pedestrian crossings shown on the current Sage Creek PDP. Please call if you need further information. Sincerely, Eldorf Ward, President Cityscape Urban Design, Inc. cc: Jim Postle, the James Company Les Crawford, The Sear -Brown Group co�72@@o urban design, inc. Please provide this information to the Hearing Officer. Sincerely, Eldon Ward, President Cityscape Urban Design, Inc. cc: Jim Postle, the James Company Les Crawford, The Sear -Brown Group February 18, 2000 Ronald G. Fuchs, Project Planner City of Fort Collins Planning Department P.O. Box 580 Fort Collins, CO 80522 Dear Ron; urban design, inc. 3555 stanford road, suite 105 fort collins. colorado 80525 (970) 226-4074 FAX (970) 226-4196 E-mail: cityscap@frii.com As requested on February 17'h, this letter is a revision to my earlier letter of November 30, 1999. These letters are intended to provide justification for Alternative Compliance to Land Use Code Section 3.6.3(F), regarding the limited number of street crossings of the McClellands drainage channel, connecting Sage Creek and Harvest Park. Background events leading to this request include: A. At conceptual review (August 31, 1998), Staff indicated that Sage Creek should comply with City Standards, but did not request more than a single crossing of the McCllellands Channel. B. The direction the applicant received from City Planning, Storm Drainage, and Natural Resources Staff — as a result of a September 30, 1998 follow-up meeting - indicated that, "Except for the Corbett Drive extension, there will be no street or pedestrian crossings of the Channel." C. The May 27"' City comments indicated that a strict interpretation of the Code would require four crossings of the channel, but that Staff would support a minimum of two street connections and two bike/pedestrian connections to the property to the north, due to topographical conditions. D. The Harvest Park PDP — with the same associated Alternative Compliance Request — has been approved with the same two street connections indicated on the proposed Sage Creek PDP. As indicated in the Harvest Park request, "Since this drainage area will be rebuilt and enhanced into a natural area, City staff and both project developers have agreed that two full street connections and two additional pedestrian connections would be more appropriate I this locale. The combination of the street and pedestrian connections do allow full multi - modal connectivity between the developments as well as minimize impacts to the natural area. " The plan as proposed is justified for a number of reasons, including: I. The proposed plan provides access between the adjacent developments that is equal to that which would be provided by a plan that meets a more strict application of 3.6.3(F); with less disruption of the natural area along the drainageway. II. The Code indicates that, "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 exceeding level of service standards, enhances neighborhood continuity and connectivity and provides direct sub -arterial street access to any parks, schools, neighborhood centers ............... within or adjacent to the development from existing or future adjacent development within the same section mile." The proposed plan accomplishes all these criteria.