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HomeMy WebLinkAboutENCLAVE AT REDWOOD - MJA220003 - SUBMITTAL DOCUMENTS - ROUND 1 - ALTERNATIVE COMPLIANCE REQUEST Enclave at Redwood Alternative Compliance Request - Connectivity 10/19/2022 LUC 3.6.3(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. Reason for the Request The proposed site plan differs from the standards outlined in LUC 3.6.3(F) along the western boundary of the site by not providing a vehicular connection to Lupine Drive, which was designed to stub in at the eastern property boundary of the Meadows at Redwood PUD. The connection has not been made in order to address comments from Commissions and neighbors heard at the Planning and Zoning Commission hearing which approved the Enclave at Redwood Project Development Plan. Through recurring neighborhood outreach, it was heard that a connection would not be desirable by the neighbors due to concerns of cut-through traffic and safety concerns. For this reason an alternative design has been proposed to the approved PDP which provides pedestrian, bicycle and emergency access to the Meadows at Redwood neighborhood without providing full vehicular connectivity. 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 than 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). While the approved PDP for Enclave at Redwood, which created a standard connection to Lupine Drive, meets all Code and safety standards, it would likely create an inefficient use and inconvenience to the existing residents automobile use. According to an updated traffic memo attached with this request, the turning movements which involve traffic on Lupine Drive at the Lupine and Redwood intersection would likely triple from the baseline counts studied in 2018 by adding traffic from the Enclave at Redwood and adjacent Northfield development (see exhibit below). Again, this increase is within an acceptable range for the local street classification, but the additional traffic would be noticed by the residences of Redwood Meadows. Given that Lupine Drive is constructed to outdated standards (attached walks, more narrow drive), the additional traffic could present added safety concerns for the residents. Enclave at Redwood Alternative Compliance Request – Connectivity 10/19/2021 Page 2 of 3 2018 Existing AM/PM Peak Turning Movements 2040 AM/PM Peak Turning Movements (Approved in 2022) The alternative plan proposes to close the connection to Lupine Drive to public vehicular traffic. Efficiency and convenience of pedestrian and bicycle connectivity is still accommodated for by providing two, five-foot-wide concrete walks which double as wheel paths for emergency access. 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 vehicles. A mountable curb and removable bollards are proposed at the connection to guarantee it will not be used by public vehicles. The alternative plan accomplishes the purposes of this Division as equally well as the approved PDP because it does not create substandard conditions at any other intersections or roadways. Additionally, still allows for efficient and convenient movement of bicycles and pedestrians. 2. any reduction in access and circulation for vehicles maintains facilities for bicycle, pedestrian and 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 Lupine Drive. Enclave at Redwood Alternative Compliance Request – Connectivity 10/19/2021 Page 3 of 3 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.