HomeMy WebLinkAboutTIMBERLINE CHURCH PROPERTY ODP - ODP210003 - SUBMITTAL DOCUMENTS - ROUND 3 - ALTERNATIVE COMPLIANCE REQUEST
244 North College Ave, #130 I Fort Collins, CO 80524
www.norris-design.com
October 6, 2021
City of Fort Collins
Mr. Jason Holland
281 N College Avenue
Fort Collins, Colorado 80524
Re: Timberline Church ODP – Alternative Compliance Request – Timberline Connection
Dear Jason,
On behalf of the applicant, please consider this letter our formal Alternative Compliance request from the following
standards:
• Section 3.6.3(C) Spacing of Full Movement Collector and Local Street Intersections with Arterial Streets
• Section 3.6.3(D) Spacing of Limited Movement Collector or Local Streets Intersections with Arterial
Streets
• Section 3.6.3(E) Distribution of Local Traffic to Multiple Arterial Streets
• Section 3.6.3(F) Utilization and Provision of Sub-Arterial Street Connections to and from Adjacent
Development and Developable Parcels
Per Section 3.6.3(H), 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.
In reviewing the proposed alternative plan, the decision maker shall take into account whether the alternative design:
1. Minimizes the impacts on natural areas and features;
Response: the proposed plan minimizes impacts on natural areas and features by preserving and
enhancing the natural habitat along the southeast border of the site. A road connection in that area
is not feasible due to the location of this natural habitat.
2. Fosters nonvehicular access;
Response: nonvehicular walkways are provided throughout the site and foster connectivity with the
Rendezvous trail and surrounding properties to the south, east and north where a majority of the
nonvehicular travel will occur.
3. Provides for distribution of the development's traffic without exceeding level of service standards;
Response: traffic will be distributed primarily to the north where road connections are feasible.
Connectivity to the west is limited due to separate ownership and limitations relating to existing
conditions.
4. Enhances neighborhood continuity and connectivity;
Response: the proposed plan enhances neighborhood continuity and connectivity by providing a
network of trails and walkways throughout the development as well as connections to surrounding
properties where feasible. The applicant team anticipates that a majority of the nonvehicular travel
will occur to the east and south, and vehicular travel will occur to the north.
5. 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
244 North College Ave, #130 I Fort Collins, CO 80524
www.norris-design.com
existing or future adjacent development within the same section mile.
Response: the proposed plan provides access to the adjacent trail Rendezvous Trail and has direct
connectivity to Stewart Case Park to the southeast of the proposed development. Direct street
access is not feasible or necessary to this park due to the natural habitat and the park’s close
proximity to this development.
Provided solutions to offset meeting the standards include:
• Nonvehicular connectivity provided throughout the site and to the south, east and north.
• Future access easement will be provided to the south west of the site with a provision to
potentially allow access through the property to the west when it develops – see ODP plan.
As demonstrated within this letter, this request will not be detrimental to the public good, and in fact is highly
beneficial for the Fort Collins community by providing nonvehicular connections where feasible. This request is not
precedent setting and is only responding to constraints presented by the challenges presented by the site and the
objective of providing a quality development to the Fort Collins community.
We appreciate your review and careful consideration of this request. Please feel free to reach out if you have any
questions by phone, 970-409-3414 or by email, rmcbreen@norris-design.com.
Sincerely,
Norris Design
Ryan F. McBreen
Principal