HomeMy WebLinkAboutLIND PROPERTY - OVERALL DEVELOPMENT PLAN - 39-94A - SUBMITTAL DOCUMENTS - ROUND 3 - ALTERNATIVE COMPLIANCE REQUESTcontinuity 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". ,
In reviewing this Alternative Compliance, please note the following on the proposed plan:
1. Minimizing the number of crossings to three vehicular and two pedestrian
crossings helps to preserves the existing habitat and adjacent environments
associated with the No. 8 Outlet Ditch.
2. The Lind Property design will foster non -vehicular access within the Lind
property and connecting to adjacent neighborhoods. Neighborhoods will have
sidewalks separated from the streets by a parkway to encourage pedestrian usage;
streets have been widened to accommodate bicycle lanes; and there is a proposed
off-street pedestrian/bicycle trail system throughout the proposed overall project.
,The proposed trail system will link the neighborhoods to the proposed
Neighborhood Commercial area, Community Park, Regional City trail, and
adjacent properties to the north, east and south. The Lind Property ODP will also
provide a critical link in the regional network of pedestrian trails in this Mountain
Vista Area.
3. The street layout will distribute traffic through the subdivision and connect with
adjacent subdivisions in a logical fashion, which will provide an acceptable level
of service.
4. The Lind ODP will have modified grid road layout that enhances neighborhood
continuity and connectivity.
5. Direct access to the arterial street network system is provided by the proposed
collector street layout.
Thank you for reviewing this request for Alternative Compliance to the Fort Collins Land.
Use Code 3.6.3 Street Pattern and Connectivity Standards on the Lind Property.
Should you have any questions or require additional information, please give me a call at
970.484.1921 or email me at vaughnf@jimselldesign.com.
Sincerely,
JIM SELL DESIGN, Inc.
w1v 5
L. Vaughn Furness
Director of Community Planning
cc: Yvonne Seaman, Centex Homes
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The Lind Property ODP is requesting alternative compliance to the'street connection interval
of 660 feet. The No. 8 Outlet Ditch managed by the Windsor Reservoir Ditch & Canal
Company has an easement along the eastern edge of the Lind Property. It shall be noted that
the ditches western easement boundary is the eastern boundary of the Lind Property. There is
no ditch easement or Right -of -Way on the Lind Property. However, the ditch creates a
physical separation between the Lind property and the property to the east. The development
of the Lind Property proposes to include three vehicular ditch crossings: one Collector Street,
one Connector Local Street, and one Local Street ditch crossings. The proposed Local Street
Crossing is approximately 1000 feet north of County Road 52, the proposed Collector Street
is approximately 1000 feet north of the proposed Local Street, and the proposed Connector
Street is approximately 2000' north of the proposed Collector Street and 2000' south of
County Road 11. All vehicular ditch crossings will provide for adequate pedestrian crossing
in each direction.
Two pedestrian ditch crossings will be provided. One crossing is between County Road 11
and the proposed Connector Street; and the other crossing is between the proposed Connectbr
Street and the proposed Collector Street. This second pedestrian crossing is located within
the proposed park sites for both sides of the ditch. The City of Fort Collins Parks
Department has requested this park location to allow the parks on the Lind property and the
eastern parcel to be connected allowing for a larger park linked by the canal.
A total of five connections, three vehicular (with pedestrian accommodations) and two
pedestrian will be provided on the eastern property line of the Lind Property. City code
would require seven crossings. t
The No. 8 Outlet Ditch is approximately 30' deep with steep banks in several locations. Bank
stabilization and enhancement will create a natural setting for the Ditch and the proposed
park areas located directly adjacent to the ditch. Minimizing the number of crossings will
help to protect and preserve this amenity. Detailed concept plans and cross sections will be
submitted inthe appropriate Project Development Plans.
The Lind Property ODP is also requesting alternative compliance for street connectivity in
the southwest area of the site along County Road 11. The proposed connection is planned to
line up with the approved Mainsail Drive in Richards Lake. This connection is
approximately 300 feet north of County Road 52 along County Road 11. It will be 800 feet
south along County Road 11 from the Proposed Collector Street that connects to Richard's
Lake Brightwater Drive. It is the design intent to connect with the approved streets to allow
better connectivity between the Lind Property and Richard's Lake neighborhoods.
Land Use Code Section 3.6.3 (H) (2) States, "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 non -vehicular access, provides for distribution of the
development's traffic without exceeding level of service standards, enhances neighborhood
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1Z-Z
March 21, 2001
Revised,May 16,1001
Brian Grubb, City Planner
The City of Fort Collins
Current Planning Department
281 North College Avenue
Fort Collins CO 80524
RE: Lind Property — Overall Development Plan (ODP)
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Request for Alternative Compliance for Land Use Code 3.6.3
Street Pattern and Connectivity Standards
Dear Brian:
This letter is to request Alternative Compliance for the project mentioned above. The Land
Use Code 3.6.3 Street Pattern and Connectivity Standards (B) General Standard requires
that, "Local street system must provide for both intra- and inter -neighborhood connections
to knit developments together, rather than forming barriers between them "; and (F)
Utilization and Provision of Sub Arterial Street Connections to and from Adjacent
Developments and Developable Parcels requires that, "All development plans shall provide
for future public street connections to adjacent developable parcels by providing a local
street connection spaced at intervals not to exceed six hundred sixty (660) feet along each
development plan boundary that abuts potentially developable or redevelopable land. "
This revised request for alternative compliance is a result of a site visit with Brain Grub, City
Planner; Mark Jackson, City Transportation Planner; Jeremy Klop, LSA; and Vaughn
Furness, JSD on May 3, 2001.
Lind Property Overall Development Plan staff review comments dated December 28, 2000
identified the logic in an alternative compliance request for Street Connectivity Standards.
The Engineering Department stated, "The No. 8 Outlet ditch may appear to create a physical
barrier and is the urban growth boundary; however, there should be a total of seven
crossings per LUC Section 3.6.3(F). There may not be a need for all those crossings, but
connectivity to the remaining mile section should be accommodated with this project. "
Advanced Planning also stated: Multiple direct connections at an interval of 660 feet are
required along perimeter boundaries of the site. If the 660 feet spacing is not met, then an
alternative compliance request should be submitted.
JIM SELL DESIGN, INC. 153 WEST MOUNTAIN AVENUE FORT COLLINS, COLORADO 80524 970 484.1921 FAX: 970 484.2443 JIMSELLDESIGN.COM
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