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HomeMy WebLinkAboutCROWNE AT OLD TOWNE NORTH - PDP - PDP170007 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS (5)! Crowne at Old Town North Modification of Standards Request Crowne partners is requesting the following modifications of standards in support of a PDP application currently under consideration. The applicant is requesting Modifications of Standards for the following: 3.6.2(E) Streets, Streetscapes, Alleys And Easements Standards 3.6.2(E) Streets, Streetscapes, Alleys And Easements (E) Except as provided in subsection (D) above for cul-de-sacs, no dead-end streets shall be permit- ted except in cases where such streets are designed to connect with future streets on abutting land, in which case a temporary turnaround easement at the end of the street with a diameter of at least one hundred (100) feet must be dedicated and constructed. Such turnaround easement shall not be re- quired if no lots in the subdivision are dependent upon such street for access. Discussion The Crowne at Old Town North site is bisected by a street network intended to partially complete the street network in the area as anticipated in the North College Corridor plan. Specifically this site is providing ROW for the extension of Suniga Drive, an arterial, that will allow for the completion of Suniga between North College and Redwood Street. Also included is Jerome street, a north-south col- lector, and Lupine Drive which is an east-west local street. At issue is where Lupine Drive terminates at the developments western property boundary, just east of Jerome Street. Lupine is intended to eventually connect through to College Ave. This terminus is approximately 300 feet west of Jerome Street. On the south side of Lupine Drive, in this block, the site plan is providing an access to a parking lot that has a connection back out to Jerome Street. This ac- cess will have a dedicated emergency and public access easement on it. This access drive is approx- imately 200 feet west of Jerome Street, and 100 feet from the western property boundary. The design team has worked diligently with staff and Poudre Fire Authority in the design and geome- try of the temporary turn around, our access point, and also keeping in mind the ultimate finished street design. With the various design iterations, and the access we are providing through our parking lot, it became evident, that in this case, the temporary turn-around was not needed. The intent of providing temporary turn arounds is to provide a turn around space for the traveling pub- lic that may happen down the street, as well as turn around space for emergency vehicles. In this case, emergency vehicles would simply go south through our access point and parking and could simply circle around to Jerome Street. The same scenarios is available to the traveling public. At only 300 feet from Jerome Street, the temporary terminus of Lupine is visible to drivers which should mini- mize the amount of traffic from inadvertently heading down this street. The provided access point would provide the same avenue to return to Jerome Street as for the emergency vehicles. In addition, Oakridge Senior Apartments Modification of Standards 1 the finished paved width of Lupine in this location is 50 feet. Most passenger vehicles can turn around with this dimension. It is the emergency vehicles that need more room. JUSTIFICATION As outlined in 2.8.2(H)(1) We request that our modification of standards request 3.6.2(E) Streets, Streetscapes, Alleys And Easements be approved as our request will promote the general purpose of the standard for which the modification is requested equally well or better than would a plan which complies with the standard for which a modification is requested, and, 2.8.2(H)(4) the plan as submitted will not diverge from the standards of the Land Use Code that are authorized by this Division to be modified except in a nominal, inconsequential way when considered from the perspective of the entire development plan, and will continue to advance the purposes of the Land Use Code as contained in Section 1.2.2. 1.2.2 Purpose The purpose of this Code is to improve and protect the public health, safety and welfare by: (A) ensuring that all growth and development which occurs is consistent with this Code, City Plan and its adopted components, including, but not limited to, the Structure Plan, Principles and Policies and associated sub-area plans. (B) encouraging innovations in land development and renewal. (C) fostering the safe, efficient and economic use of the land, the city's transportation infrastructure, and other public facilities and services. (D) facilitating and ensuring the provision of adequate public facilities and services such as transporta- tion (streets, bicycle routes, sidewalks and mass transit), water, wastewater, storm drainage, fire and emergency services, police, electricity, open space, recreation, and public parks. (E) avoiding the inappropriate development of lands and providing for adequate drainage and reduc- tion of flood damage. (F) encouraging patterns of land use which decrease trip length of automobile travel and encourage trip consolidation. (G) increasing public access to mass transit, sidewalks, trails, bicycle routes and other alternative modes of transportation. (H) reducing energy consumption and demand. (I) minimizing the adverse environmental impacts of development. (J) improving the design, quality and character of new development. (K) fostering a more rational pattern of relationship among residential, business and industrial uses for the mutual benefit of all. (L) encouraging the development of vacant properties within established areas. (M) ensuring that development proposals are sensitive to the character of existing neighborhoods. (N) ensuring that development proposals are sensitive to natural areas and features. (O)encouraging a wide variety of housing opportunities at various densities that are well-served by public transportation for people of all ages and abilities. As has been demonstrated, not providing a temporary turn-around at the terminus of Lupine Drive would not be harmful to emergency vehicles or the traveling public since the proposed development provides an emergency and public access in the same location that will provide a way for both emer- gency vehicles and the traveling public to return to Jerome Street. Crowne at Old Town North Modification of Standards 2 ATTACHMENTS Site Plan Crowne at Old Town North Modification of Standards 3 RISER RISER RISER RISER ELECTRICAL VAN VAN RISER SUNIGA DRIVE LUPINE DRIVE CONIFER STREET FUTURE LUPINE DRIVE JEROME STREET N. COLLEGE AVENUE EMERGENCY ACCESS LOCATION OF TEMP TURNAROUND NORTH CROWNE AT OLD TOWN NORTH NOT TO SCALE