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HomeMy WebLinkAboutTHE RETREAT AT FORT COLLINS (FORMERLY REDWOOD STREET MULTI-FAMILY) - PDP - PDP180002 - SUBMITTAL DOCUMENTS - ROUND 1 - ALTERNATIVE COMPLIANCE REQUESTland planning  landscape architecture  urban design  entitlement Thinking outside of the box for over two decades. 419 Canyon Ave. Suite 200  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662 www.ripleydesigninc.com March 21, 2018 Retreat at Fort Collins Alternative Compliance Request 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 redevelopable land. 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. The Retreat at Fort Collins Alternative Compliance Request – Connectivity March 21, 2018 Page 2 of 2 Thinking outside of the box for over two decades. 419 Canyon Ave. Suite 200  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662 www.ripleydesigninc.com Justification and Reason for the Request The purpose of Section 3.6.3 Street Pattern and Connectivity Standards is intended to ensure that the local street system is well designed with regard to safety, efficiency and convenience for automobile, bicycle, pedestrian and transit modes of travel. The Retreat project is located on a triangular shaped piece of property with its eastern boundary formed by the Lake Canal running diagonally from north to south and measuring approximately 2,691 feet in length. Suniga Drive will intersect the east property line and cross the canal approximately 602 feet from the south end of the eastern property line. In addition to the crossing at Suniga Drive there will be two additional canal crossings. Meadow Spring Drive will cross approximately 935 feet north of Suniga Drive and Snyder Drive will cross approximately 611 feet north of Meadow Spring Drive. The proposed canal crossings have been coordinated with the proposed Northfield development located on the other side of the Lake Canal. Technically this plan doesn’t meet the spacing requirement contained in 3.6.3 (F), which would require local street connection spaced at intervals not to exceed six hundred sixty (660) feet along each development plan boundary where existing development does not prevent it. The primary reason for not meeting the standard is because of the diagonal nature of the property line slicing through the normal street grid. If one measured the connecting streets that cross the canal in a vertical measurement, the 660 spacing would be met. While the 660-foot spacing requirement is not met we believe the three crossings that are provided will result in a street system that is well designed with regard to safety, efficiency and convenience for automobile, bicycle, pedestrian and transit modes of travel. Furthermore we believe the proposed plan is equal to or better than a plan that would meet the standard. By not providing a fourth crossing, the project reduces the impact to the natural area buffer zone along the canal and also results in fewer street crossings that pedestrians and cyclists using the regional trail will need to negotiate. The proposed street pattern provides for distribution of the development's traffic without exceeding level of service standards and enhances neighborhood continuity and connectivity.