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HomeMy WebLinkAboutVILLAGE ON HORSETOOTH (AFFORDABLE HOUSING) - PDP - PDP160025 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS (17)August 17, 2016 Request for Alternative Compliance 3.6.3 - Street Pattern and Connectivity Standards (F) Utilization and Provision of Sub-Arterial Street Connections to and From Adjacent Developments and Developable Parcels. All development plans shall incorporate 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 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 redevelop able land. (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 alternatives proposed and the ways in which the plan will better accomplish the purpose of this Section than would a plan which complies with the standards of this Section. (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 would a plan and design which complies with the standards of this Division, and that any reduction in access and circulation for vehicles maintains facilities for bicycle, pedestrian and transit, to the maximum extent feasible. 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, 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. Justifications While it is clear that Birmingham Drive was intended to extend and connect to Horsetooth Road, it is not in the best interest of the proposed development to have it bisected by a public street. It would divide a small community intended to share parking, a park, a clubhouse and numerous other site amenities, making it necessary to cross a public street to access the community facilities located on the other side. The Applicant has hosted two neighborhood informational meetings and it is clear that the existing neighborhood would prefer that Birmingham Drive not be extended. We believe the alternative plan accomplishes the purposes of this Division equally well or better than would a plan and design which complies with the standard. The review criteria are met in the following ways:  The site plan and design as proposed maintains facilities for bikes and pedestrians to the maximum extent feasible. Walkways on both sides of the central park space and the crusher fines path on the east side adjacent to the canal provide optimal access for pedestrians and bikes through the project from Birmingham Drive to Horsetooth Road. The walkways serve the residents of the project as well as the public.  The pedestrian and bike access routes lead to the public street sidewalk on Horsetooth Road where pedestrians and bikes can access an existing bus stop and safely cross the arterial street at the signalized intersection located at Seneca Street.  The alternative routes for pedestrians and bikes encourage alternative modes of travel without negatively impacting levels of service. The pedestrian and bike connection, through the Village on Horsetooth, will improve the ‘Directness’ factor for the residents of the neighborhood to the north (along Birmingham Drive) to the bus stops on Horsetooth Road and the schools on Seneca Street.  The motor vehicle level of service at the Horsetooth/Site Access (Birmingham) intersection and the adjacent Horsetooth/Big Ben-Crescent intersection will meet the Fort Collins level of service standards without the planned connection of Birmingham Drive to Horsetooth Road.  The crusher fines path located on the east side of the project allows a convenient access to Horsetooth Road without walking through the developed portion of the site. It also allows for a pleasant walk along the canal without negatively impacting the natural resources located along the canal. The path is separated from the canal by a 48-inch high wildlife fence. The fence keeps people, especially children, away from the canal for safety reasons and also for protection of the wildlife habitat that exists there. In conclusion, the proposed design avoids the vehicular connection that would divide the community, but embraces the pedestrian and bike connections that allow access to the public street system while encouraging alternative modes of transportation. The alternative plan functions better and is safer for the residents of the project. Surrounding streets and intersections function well within city level of service requirements without the street connection. Lastly, the land that would be utilized for a public street right-of-way is used to increase the size of the central park space.