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HomeMy WebLinkAboutSANCTUARY ON THE GREEN - PDP210018 - SUBMITTAL DOCUMENTS - ROUND 1 - ALTERNATIVE COMPLIANCE REQUEST MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES. o: 970.224.5828 | w: ripleydesigninc.com RIPLEY DESIGN, INC. | 419 Canyon Avenue, Suite 200 | Fort Collins, CO 80521 Sanctuary on the GreenSanctuary on the GreenSanctuary on the GreenSanctuary on the Green Alternative Compliance RequesAlternative Compliance RequesAlternative Compliance RequesAlternative Compliance Requestttt November 3, 2021 Land Use CodeLand Use CodeLand Use CodeLand Use Code 3.6.3 3.6.3 3.6.3 3.6.3 ---- Street Pattern and Connectivity StandardsStreet Pattern and Connectivity StandardsStreet Pattern and Connectivity StandardsStreet Pattern and Connectivity Standards (D) Spacing of Limited Movement Collector or Local Street Intersections With Arterial Streets Additional non-signalized, 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. (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 applicant is requesting approval for an Alternative Compliance Plan that provides local street connections to adjacent arterial streets where possible, and creates pedestrian and bike connections to the adjacent arterial streets, to adjacent neighborhoods and to the Soldier Creek Trail that currently do not exist. This request for alternative compliance is based on unusual topographic features, existing development, naturals areas and other constraints including the shape of the property, the New Mercer Ditch, existing wetlands and floodway constraints. The applicant’s goals for neighborhood planning are consistent with the City’s objectives contained in the Purpose statement for Section 3.6.3 Street Pattern and Connectivity. “This section is intended to ensure that the local street system is well designed with regard to safety, efficiency and the convenience for automobile, bicycle, pedestrian and transit modes of travel.” This neighborhood provides a local street with direct connections to Laporte Avenue and Taft Hill Road. A second local street leads to a Neighborhood Center and public park where a cul-de-sac is provided for MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES. o: 970.224.5828 | w: ripleydesigninc.com RIPLEY DESIGN, INC. | 419 Canyon Avenue, Suite 200 | Fort Collins, CO 80521 turning around. Alleys are spaced at regular intervals along the local street. This provides private access to individual homes with approximately half of the homes facing public streets while the other half face green courts or open space. The applicant’s goal is to provide attractive pedestrian streetscapes where homes face streets and convenient attractive walkways to the fronts of homes that face courtyards or open space. Several site constraints prevent local streets from being extended into the adjacent neighborhoods as required by 3.6.3 (F). On the northwest corner of the site this project is adjacent to a City of Fort Collins drainage easement (reception no. 98110267) which will be in use indefinitely. The City of Fort Collins also has a stormwater and drainage easement (reception no. 99058224) on this property where Webb Avenue, Irish Drive and North Impala Drive dead end. Within the easement area is a large detention basin that is in use and contains the flows of the floodway and floodplain. A third stormwater drainage easement (reception no. 99058225) is located along the north portion of the site on the western side. At that location, Cherry Street dead ends half onto this project site and half onto City of Fort Collins Natural Areas land. City owned land that is utilized for storm water management boarders the rest of this project to the north and there are no street stubs located across that land to tie into with this project. The existing drainage easements prevent street connections to the north. Opportunities to provide local street connections to Laporte Avenue are largely prevented by existing development. One local street connection is provided at the western edge of the project. In areas where existing development doesn’t prevent street connections along Laporte Avenue, existing wetlands prevent it. In lieu of other local street connections the project will provide two pedestrian/bike connections to Laporte Avenue. One is located on the east side of the Calvary Baptist Church property and the other is located west of Taft Hill Road within an existing street right-of-way. Existing street right-of-way that would provide an additional street connection to Laporte avenue exists approximately 900 feet west of Taft Hill Road. Extending a street connection through the existing right-of- way would necessitate filling in existing wetlands. In addition, the right-of-way does not align with Briarwood Street on the south side of Laporte Avenue. We believe the best alternative at this time is to provide a pedestrian/bike connection within the right-of-way. This allows pedestrian/bike access that currently does not exist and leaves the door open for a street connection in the future. (H) AlternativAlternativAlternativAlternative Compliancee Compliancee Compliancee 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. MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES. o: 970.224.5828 | w: ripleydesigninc.com RIPLEY DESIGN, INC. | 419 Canyon Avenue, Suite 200 | Fort Collins, CO 80521 The alternative compliance plan has been prepared and submitted in accordance with the requirements for the Project Development Plan (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. The proposed plan significantly increases the bicycle and pedestrian connectivity through this property in the following ways: · The three streets that are not able to be extended from the north due to stormwater conveyance have permanent trails that will connect to the public sidewalk system. · An enhanced emergency access provides a connection from Impala Drive. There will be two six-foot wide concrete paths with a four-foot wide gravel path in between. · A proposed trail connection leads from the City of Fort Collins Natural Area on the north to the proposed local street which then connects to Laporte Avenue using the existing dedicated right-of-way near Briarwood Street. · Laporte Avenue will be widened to provide a protected pedestrian and bike lane within the existing right-of-way to Impala Drive. Safe Routes to School has offered to partner with this project to create a safe street crossing on the west side of Impala Drive. This connection will be vital in getting students to Poudre High School located just south of the site on Laporte Avenue, as well as Irish Elementary and Lincoln Middle School to the north. Once the regional detention improvements are completed, a permanent street can be constructed within the existing Briarwood right-of-way. In total, there are five pedestrian/bicycle connections to Laporte Avenue and five connections to the north, connecting residents of the the project to existing neighborhoods, adjacent arterial streets, schools, the park, community center, trails and the existing Soldier Creek Trail system. 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 alternative design minimizes the impacts on natural areas, fosters nonvehicular access and does not exceed the level of service standards. There is a direct street connection to the neighborhood center and MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES. o: 970.224.5828 | w: ripleydesigninc.com RIPLEY DESIGN, INC. | 419 Canyon Avenue, Suite 200 | Fort Collins, CO 80521 park within the development. In addition, by providing alleys, the streetscape is dominated by front doors and porches rather than garage doors. Low quality wetlands and storm water conveyances which dominate the site on the north and west will be enhanced through re-seeding with native grasses and planting native trees and shrubs that will significantly increase wildlife habitat value. Crossing these areas with streets would necessitate culverts and/or bridges which would be detrimental to wildlife movement through the drainage corridor. This site plan proposes one vehicular connection and two pedestrian bridges, that tie the neighborhood together. As the site currently exists, the New Mercer ditch prevents east/west connectivity.