HomeMy WebLinkAboutSAGE CREEK - PDP - 25-98B - CORRESPONDENCE - 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;
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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 the.natuml 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,
Eldo Ward, President
Cityscape Urban Design, Inc.
cc: Jim Postle, the James Company
Les Crawford, The Sear -Brown Group
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F/719.1P<-_ajr-
ciscaPt_- utecture - Site Plarir irig - C;raptiics
Street - Fort Collins, CO 80521 - 970.472.9125 - FAX 970.493.8634
Alternative Compliance Requests
1. Section 3.6.3 (A-F) Street Pattern and Connectivity' Standards
Section F calls for street connections to surrounding neighborhoods to be made at intervals not to
exceed 660 feet. This is not entirely possible at Harvest Park due to existing development and natural
features. Specific areas are where alternative 'compliance is requested include:
North The north boundary of Harvest Park abuts Wildwood Third Filing, an existing single
family. development, and the future. Harmony Park, a City of Fort Collins Neighborhood
Park. When this area was originally planned and approved, only one street connection
was provided to Harvest Park which is Corbett Drive, a collector street which has been
continued in Harvest Park. Along the future neighborhood park, we are providing a street
that fronts on the park, providing convenient access for the' community to the park.
West The west boundary of Harvest Park abuts Stetson Creek Third Filing, also a single family
development. This area was also originally planned with only one street connection to
Harvest Park, Rock Creek Drive, a collector, which is being continued in Harvest Park.
The existing development precludes any additional street or pedestrian connections.,''
South The southern boundary of Harvest Park is the McClleland Drainage channel, immediately
south of,which is the proposed Sage Creek Development. The overall distance would
require up to four street connections across the channel between the projects. 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 in this locale. The combination of the street and
pedestrian connections do allow full multi -modal connectivity between the developments,
as well as to minimize impacts to the natural area.
Even with these. restrictions, Harvest Park does promote connectivity by providing direct -connections
to -the adjacent neighborhoods, these connections provide traffic distribution to four arterials within the
square mile. We have also planned for, or are making, several connections to County Road 9, a minor
arterial to the east, as required by code. -
2. Section 3.2.3 (A-D) Solar Access, Orientation, Shading
Section B calls for at least 65% of the lots less than 15,000 sq. ft. in area in single and two family
residential areas to must conform to the definition of a solar -oriented lot. At Harvest Park, all the lots
are less than 15,000 sq. ft. with a mix of single family detached, duplex, and single family attached
units. Of the 470 units on the site plan, 391 are required to meet solar compliance. 246 units, or 62.9%
of the units meet compliance, with eight additional units required to meet compliance.
When originally submitted, this project had 481 units with 239 out of 365 units, 65.5%, of the units
being in compliance. As comments were made, and the plans revised, solar compliance was eroded.
Many of the single family attached units were changed to duplex units at the request of Poudre Fire
Authority to meet current policies of that agency. These units had an east west orientation, which
further eroded solar compliance. In an effort to achieve solar compliance, as many lots as possible were
Harvest Park
Alternative Compliance Requests 10/5/99
In order to facilitate staffs recommendation to the Decision Maker, a revised Alternative
Compliance request will be need to be forwarded to the Fort Collins Current Planning
Department by Tuesday, February 22, 2000, at 10:00 A.M. The responsibility of
demonstrating compliance with all Land Use Code criteria is with the applicant.
Please contact me at 970.221.6750 and/or e-mail: rfuchs(a)_ci.fort-collins.co.us if you
should have any questions or concerns related to these comments.
Sincerely,
Ronald G. Fuchs
City Planner
cc: Mark McCallum
Bob Blanchard
City File #25-98B
Attachments
D:\My Documents\Planning Document\Sage Creek #25-9813 LUC\Sage Creek Alternative Compliance Itr 1.doc
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Commu...ty Planning and Environmental rvices
Current Planning
City of Fort Collins
February 17, 2000
Mr. Eldon Ward, President
Cityscape Urban Design, Inc.
3555 Stanford Road, Suite 105
Fort Collins, CO 80525
Dear Mr. Ward:
In response to your inquiry, staff reviewed your alternative compliance request dated
November 30, 1999, as outlined in the Land Use Code procedures. It is the intent of the
Planning Department to review the request based solely on code criteria for alternative
compliance and forward a recommendation to the Decision Maker.
In order for staff to complete a review of the modification request and forward a -
recommendation to the Decision Maker, revisions to the narrative dated November 30,
1999, are needed and are to include:
1) Item (A) of the narrative provided focused on a dialogue that occurred on September
30, 1998 between the applicant with limited staff input. Early in the review of Sage
Creek PDP, it was understood that full City participation was not a part of the
September 30, 1998 dialogue. Further, the Conceptual Review comments and
notes from August 31, 1998, asked that the development comply with all city
standards and criteria and the Fossil Creek Plan. Item A has absolutely no bearing
or reference to this request. Hence, the request should rather address the criteria by
which the Decision Maker must review an alternative compliance request.
2) Section 3.6.3(H)(2) of the Land Use Code states that in order for the Decision Maker
to grant alternative compliance, the proposed plan must be found to be equal to
better than a plan which complies with the standards of the Code. Specifically, as
referenced in Section 3.6.3 (A-F) Street Pattern and Connectivity Standard, requests
that street connections to surrounding neighborhoods be made at intervals not to
exceed 660 feet.
To assist the Decision Maker in determining Alternative Compliance, reference to Item
(A) should be removed from the narrative to eliminate confusion as to what the actual
request is. Attached is a narrative submitted to the City for a development plan which
has similar potential constraints and limitations as the Sage Creek PDP. This narrative
more accurately depicts a request which has the same issues and needs as your
request and focuses on Alternative Compliance to Land Use Code Section 3.6.3(H)(2).
And it is intended to assist your revisions to the Alternative Compliance request.
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