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HomeMy WebLinkAboutNORTHFIELD FILING 1 EXPANDED - PDP180011 - SUBMITTAL DOCUMENTS - ROUND 3 - ALTERNATIVE COMPLIANCE REQUEST (3)January 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 (D) 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(D): Code Language: 3.6.3 – Street Pattern and Connectivity Standards. (D) Spacing of Limited Movement Collector or Local Street Intersections With Arterial Streets . Additional nonsignalized, potentially limited movement, collector or local street intersections with arterial streets shall be spaced at intervals not to exceed six hundred sixty (660) feet between full movement collector or local street intersections, unless rendered infeasible due to unusual topographic features, existing development or a natural area or feature. The Request: Northfield proposes an alternative plan that allows local street intersections to be spaced a distance greater than 660’. The intersection of Landmark Road and Suniga Road is approximately 824’ from Lemay Avenue and Steely Drive is located approximately 846’ to the west. Schlagel Street is approximately 1,125’ north of the the interstction of Suniga Road and Lemay. 2 Justification • Tract H has one public street connetion and one emergency access only connection to Suniga Road. Although three 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 is a private park and 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. • For the north side of Suniga, two local street connections are provided and three are required. The applicant feels that two public streets will adequately serve the neighborhood and that the reduction in required access is minimal. • The Lemay Avenu frontage of the project would be required to have three local street interestions and only has one. Schlagel Street is approxiamtley 1,125’ from Lemay Avenue and the applicant feels that one public street will adequately serve the neighborhood and that the reduction in required access is minimal. 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 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.