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HomeMy WebLinkAboutNORTHFIELD FILING 1 EXPANDED - PDP180011 - SUBMITTAL DOCUMENTS - ROUND 3 - ALTERNATIVE COMPLIANCE REQUESTJanuary 23, 2019 Ted Shepard Current Planning Department 281 North College Ave. Fort Collins, CO 80524 Re: Northfield Filing 1 Alternative Compliance Please accept this request for Alternative Compliance to Section 3.6.3 (F) of the Land Use Code. Background The proposed Northfield Filing 1 project is a 55.3-acre development, bounded by the future extension of Suniga Dr. on the South and Lemay / Lindenmeier Rd. on the east and Lake Canal on the North-West. The intent of this PDP application is to replat the property and convert the use to a Multi-Family project. There are 5 building types proposed, with a total of 440 units consisting of Multi-Family and Single Family Attached units. The Overall density is 8.0 dwelling units per acre. Access points into the site consist of three entry roads, two along Suniga Rd. and another from Lemay Ave. Two additional access points will be from The Retreat. The project will also construct 4.5’ detached concrete sidewalks along the street frontages and will provide on-street parallel parking spaces along the public streets, 159 off-street parking spaces and 660 garage spaces and 1 bike space per bedroom. This Alternative Compliance request is in accordance with the review procedures set forth in Section 3.6.3 (H) of the Land Use Code as follows: Alternative Compliance to Section 3.6.3(F): Code Language: 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. The Request: Northfield proposes an alternative plan that would provide two direct public street connections to Suniga Road instread of three and one connection to Lemay Avenue instrad of three. In addition, two local street connections are proposed across the Lake Canal to the Retreat at Fort Collins instead of three and one local street is stubbed to the south in Tract H. 2 Justification • With direct public street connections to both Lemay Avenue and Suniga Road, we believe it is unnecessary and undesirable to cross the Lake Canal with three vehicular crossings. The Retreat project was just approved with a similar Alternative Compliance for two connections instead of three. A benefit to not having another street connection is to preserve the natural habitat and wildlife corridor of the Lake Canal. • Tract H has one public street connetion and one emergency access only connection to Suniga Road. Although two vehicular connections are required by the standard, we feel that one access is adequate as it aligns with Steeley Drive to the north and provides neighborhood connectivity. • Tact I has no vehicular connections and one is required. It is not logical to provide a local street connection in this location as the Tract contains water quality and detention as well as a walking path. Additionally, Alta Vista residents expressed concerns at the neighborhood meeting about connecting into their neighborhood. Review Criteria The proposed alternative plan accomplishes the purpose of the Street Pattern and Conectivity Standards equally well or better than would a plan which complies with the standard, and the reduction in access and and circulation for vehicles maintains facilities for bicycle, pedestrian and transit to the maximum extent feasible. • The alternative plan proposes direct connections to two Major Arterial streets. • Residents of the project and adjacent neighborhoods in the vicinity can travel in all directions safely and conveniently on arterial streets without adding traffic to local streets in adjacent residential neighborhoods. • The alternative plan minimizes the impacts on natural areas by avoiding a third vehicular connection across the Lake Canal. • The alternative plan fosters nonvehicular access by providing numerous on-street sidewalks, pedestrian paths that will encourage walking and cycling to adjacent neighborhoods. • The alternative plan enhances neighborhood continuity and connectivity by providing two local street connections to the Retreat.