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HomeMy WebLinkAboutENCLAVE AT REDWOOD - PDP210004 - SUBMITTAL DOCUMENTS - ROUND 3 - ALTERNATIVE COMPLIANCE REQUEST Enclave at Redwood Enclave at Redwood Enclave at Redwood Enclave at Redwood Alternative Compliance Request Alternative Compliance Request Alternative Compliance Request Alternative Compliance Request ---- ConnectivityConnectivityConnectivityConnectivity 10/20/2021 LUC 3.6.3(F)LUC 3.6.3(F)LUC 3.6.3(F)LUC 3.6.3(F) ---- Utilization and Provision of SubUtilization and Provision of SubUtilization and Provision of SubUtilization and Provision of Sub----Arterial Street Connections to and From Adjacent Arterial Street Connections to and From Adjacent Arterial Street Connections to and From Adjacent Arterial Street Connections to and From Adjacent Developments and Developable Parcels.Developments and Developable Parcels.Developments and Developable Parcels.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. Reason for the RequesReason for the RequesReason for the RequesReason for the Requestttt The proposed site plan differs from the standards outlined in LUC 3.6.3(F) in the southwest corner of the site by not providing a vehicular connection to Mullein Drive, which was designed to stub in at the southern property boundary of the Meadows at Redwood PUD Phase 1 Replat. The connection has not been made for several reasons. First, providing the connection would result in a sub-standard intersection spacing between Redwood Street and Mullein Drive along the proposed minor collector road. If the connection was made to the minor collector road, the centerline spacing would be roughly 190 feet, while LCUASS requires a minimum of 250 feet between unsignalized intersections along a minor collector. Second, during the neighborhood outreach phase of this project it was heard that a connection would not be desirable by the neighbors due to concerns of cut-through traffic. For these reasons an alternative design has been proposed which provides pedestrian, bicycle and emergency access to the Meadows at Redwood neighborhood without providing full vehicular connectivity. Justifications Justifications Justifications Justifications The Land Use Code states that the decision-maker may grant Alternative Compliance only if it finds that: 1. the proposed alternative plan accomplishes the purposes of this Division equally well or better equally well or better equally well or better equally well or better thanthanthanthan would a plan and design which complies with the standards of this Division; The purpose of this division revolves around “safety, efficiency and convenience for automobile, bicycle and pedestrians” - LUC 3.6.3(A). The alternative plan proposed eliminates a potentially unsafe condition of locating intersections within a 190-foot span of each other. Efficiency and convenience of pedestrian and bicycle connectivity is still accommodated for by providing two, five-foot-wide concrete walks. To ensure emergency access safety to the neighboring subdivision a five-foot-wide drivable grass-paver median is located between the concrete walks. The walks are rated to 40 tons, which creates a drivable surface for standard emergency access vehicles. A mountable curb and removable bollards are proposed along the minor collector road to guarantee the connection will not be used by public vehicles. Enclave at Redwood Alternative Compliance Request – Connectivity 10/19/2021 Page 2 of 2 2. any reduction in access and circulation for vehicles maintains facilities for bicycle, pedestrian maintains facilities for bicycle, pedestrian maintains facilities for bicycle, pedestrian maintains facilities for bicycle, pedestrian and transitand transitand transitand transit, to the maximum extent feasible. The alternative plan maintains adequate facilities for bicycle and pedestrians as mentioned above. Transit was not taken into account in this condition due to the absence of public transportation routes that include Mullein Drive. The decision-maker shall also “take into account” whether the alternative design achieves the following: · minimizes the impacts on natural areas and features, o The alternative design has no substantial impacts on natural features as there are no such defined features in the vicinity. · fosters nonvehicular access, o The alternative design increases the pedestrian and bicycle connectivity by linking existing sidewalks to the street network offered at the Enclave. · provides for distribution of the development's traffic without exceeding level of service standards, o The applicant has provided a Traffic Impact Study which demonstrates that the alternative design does not exceed level of service standards. · enhances neighborhood continuity and connectivity o The alternative design increases the connectivity to the street and open space network offered at the Enclave. Residents in the Meadows at Redwood PUD subdivision will now have access to a neighborhood park and regional trail system via the alternative pedestrian connection. · 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. o As mentioned above, the alternative design provides connections from the existing pedestrian network to a proposed neighborhood park and access to Redwood Street. From Redwood Street pedestrians have multiple routes to head west to Neighborhood Commercial Districts along College Ave and Suniga Road.