HomeMy WebLinkAboutLIND PROPERTY - OVERALL DEVELOPMENT PLAN - 39-94A - SUBMITTAL DOCUMENTS - ROUND 2 - ALTERNATIVE COMPLIANCE REQUESTPark, 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 Subarea.
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 has a 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 SE�L/L DESIGN, Inc.
V "� ��vSS
L. Vaughn Furness
Director of Community Planning
cc: Yvonne Seaman, Centex Homes
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Canal Company defines the eastern edge of the Lind Property. The ditch creates a
physical separation between the Lind property and the property to the east. The
development of the Lind Property will include two vehicular ditch crossings for collector
streets at approximate 2,000-foot intervals. 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.
Three pedestrian crossings will be provided in between each of the vehicular crossings.
The central 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, two vehicular and three pedestrian will be provided on the
eastern property line of the Lind Property. City code would require seven crossings.
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 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".
In reviewing this Alternative Compliance, please note the following on the proposed
plan:
1. Minimizing the number of crossings to two vehicular and three 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
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March 21, 2001
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 alonq each development plan boundary that abuts potentially developable or
redevelopabje land.".
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
The Lind Property ODP is requesting alternative compliance to the street connection
interval of 660 feet. The No. 8 Outlet Ditch owned by the Windsor Reservoir Ditch &
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