HomeMy WebLinkAboutWILDFLOWER RIDGE PUD UGA WAIVER COUNTY REFERRAL ..... 11 16 93 CITY COUNCIL HEARING - 75 93 - REPORTS - CITY COUNCILWildflower Ridge PUD Off -site Street Waiver Request - page 3
While the small incremental increase in traffic generated by this
development seems intuitively evident, a traffic impact study
prepared by Matthew Delich, P.E. has quantified this impact. The study
considered the influence on traffic, not just of this development, but
of all the residential development ultimately envisioned for the entire
area to be served by Red Fox Road.
The study concludes: (1) the existing configuration of WCR 38E is more
than adequate to provide satisfactory levels of service for the traffic
quantities involved; (2) at ultimate build -out, the traffic turning onto
Red Fox Road from west -bound WCR 38E is sufficient to warrant a left-
hand turn lane on WCR 38E. Wildflower Ridge is prepared to share the
cost of building this recommended left-hand turn lane on WCR 38E
with the developers of the remainder of the land served by Red Fox
Road.
E. The development will incorporate streets designed to urban standards
and be responsible for an equitable contribution to improvements of
.the adjoining street system to ensure that it will not create unsafe
traffic conditions.
The development will extend an urban sewage disposal system to the
site so that it will not create undesirable sanitary conditions.
The development will incorporate a stormwater detention basin to
control increased stormwater runoff in an effort to avoid any adverse
environmental influence in the area.
Wildflower Ridge PUD Off -site Street Waiver Request - page 2
The site slopes gently from its high point in the southwest corner to
its low point in the northeast corner where increased stormwater
runoff due to the development will be collected in a stormwater
detention basin and allowed to drain off at a rate no greater than that
which currently exists, This should eliminate any potential for
surface erosion and sedimentation.
There are no known sources of pollution to contend with: the site has
been used exclusively as cropland and grazing land. New development
will, of course, need to be tested for natural ly-occuring radon gas
infiltration.
C. This waiver application is consistent with the intent and purposes of
the Supplemental Regulations (Section 2.0 Par. 2.1 through 2.8) in that
it is an attempt to achieve the orderly use and development of
compatible land uses within the UGA. it can achieve the requisite
capacities of infrastructural elements needed to serve the
development. It complies with density requirements in the unique
Foothills area of the Urban Growth Area. It conforms to urban design
standards so that it may eventually be annexed without the need for
additional capital improvements.
D. Exceptional circumstances apply to this property which do not apply to
other property in the UGA: the property is accessed by the existing
West County Road 38E leading out of the City of Ft. Collins to
Horsetooth Reservoir (an extremely popular recreational destination
for many city residents), a number of mountain subdivisions, the town
of Masonville, and the mountains beyond. While the system of
collector streets which tie this development into the city street
system is not fully developed to urban standards, it is a system which
is used by numerous other residential developments, recreational
traffic from the city to outlying areas, and intracity traffic.
This subdivision will contribute incrementally to the traffic on this
road system and is prepared to pay a street improvement fee (as
stipulated in the Intergovernmental Agreement for the Ft. Collins
Urban Growth Area) which represents its equitable share of the cost to
improve the street system, just as other developments served by this
street system in the past have contributed their equitable share of
fees to the fund for street improvements.
Wildflower Ridge PUD
Public Street Capacity Waiver Request
A. The waiver will not result in any unplanned public expense for
provision of public services, improvements or facilities. It is totally
consistent with the City and County's joint planning policy of
encouraging infill development between existing developments within
the Urban Growth Area in an effort to most efficiently use existing
parks and recreational opportunities, utility and street networks to
serve new development. Standards for all contemplated development
conform to the County's urban street and site design criteria to insure
that future annexation can occur without extensive future capital
improvement costs.
B. The proposed PUD complies with the County's Urban Growth Area
requirements as well as the requirements of the Foothills overlay
zone. In addition, residential development is grouped in a manner
similar to the Cluster Development concept of the City of Ft. Collins'
Foothills Area.
Gross density falls within the prescribed limits of the County's
Foothills overlay zone, while net density approximates that which the
City deems desirable in its Cluster Development guidelines. Moreover,
74% of the lots are oriented to the south in an effort to encourage
solar energy usage.
Required open space is provided in one continuous band that surrounds
the residential cluster and ties together with open space in the
adjacent Fox Hills development as well as West County Road 38E to
create a network of open space conducive to use by both residents and
the wildlife which frequents this unique area close to the Front Range
of the Rockies. Although not under the control of this development,
this open space network should be easily extended through Fox Hills
PUD Phase 2'to tie into the Community Park proposed directly to the
south.
The highest ground of the site is dedicated to open space in an effort
to maintain development with as low a profile as possible. This is a
response to the concern for how the development will be viewed by
others in the city as they look towards the Front Range.
File #
UGA FORM 2
WAIVER REQUEST APPLICATION
Date of Application:11-4-93
1. Development Name: WII� �OW15R R,l]c?r-- ()�
Location: 2--7I.% W • G4lJl.V FZI>- 38 -f::,
Owner: 'i�&RF-APA uPSKY
Address Z, V) WLR\ 36 E
Urban Growth Area Name: FT COWNS
2. Type of Waiver Requested (check one)
Public Sewer
Public Street Capacity
1/6th Contiguity
Phone: 22-3 -4;9 2,
3. Please attach a typed report that fully answers the following questions:
(5 copies)
Check if submitted
7X a. Will the waiver result in unplanned public expense for provision
of public services, improvements or facilities?
L b. How is the waiver consistent with the intent and purpose
of the County and adjoining municipalities' comprehensive
plans and policies?
Xc. How is the waiver consistent with the!intent and purposes
of the Supplemental Regulations (See Article IV Para. A-
H)
d. What are the exceptional circumstances applying to the property
which do not apply to other property located inside the
Urban Growth Area?
e. What actions are contemplated by the developer to insure
that the waiver willnot create unsafe traffic conditions,
undesirable sanitary conditions or adverse environmental
influence in the area?
4. For public street capacity waiver request attach four (4).copies of a
traffic analysis in the format approved by the County and City Engineers
of ice.
Check if traffic report submitted PRE-VtoOL`1 -0 all
FLAtipiA)G SP Ft
5. I have read and consent to the minimum,waiver conditions (Article V,
Paragraphs C. 2 & 3 Supplemental Regulations).
LCPZ-116 (5/84)
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RESOLUTION 93-182
OF THE COUNCIL OF THE CITY OF FORT COLLINS
AUTHORIZING A WAIVER FROM THE UGA PUBLIC STREET CAPACITY
REQUIREMENT TO CONSTRUCT OFF -SITE STREET IMPROVEMENTS FOR
WILDFLOWER RIDGE PRELIMINARY PUD
WHEREAS, Section II, Paragraph 5 (b) of the Intergovernmental Agreement
between the City of Fort Collins and Larimer County for the establishment of the
Fort. Collins Urban Growth Area provides that the City Council shall have the
right to review and comment upon development proposals which propose waiver
requests to the phasing criteria for development in the Fort Collins Urban Growth
Area; and
WHEREAS, Larimer County has forwarded to the City Council for review and
comment the waiver request for the "Wildflower Ridge Preliminary PUD", whereby
it has been requested that a waiver be granted with respect to the public street
capacity requirement, as set forth in the aforesaid, Intergovernmental Agreement;
and
WHEREAS, the "Wildflower Ridge Preliminary PUD" is located within the Urban
Growth Area and qualifies as "in -fill" development in accordance with the
aforesaid Intergovernmental Agreement, and therefore, is eligible for entitlement
to the waiver of the requirement for public street capacity and one -sixth
contiguity.
NOW, THEREFORE, BE IT RESOLVED BY THE COUNCIL OF THE CITY OF FORT COLLINS
that the Council hereby recommends to the Board of County Commissioners that the
requirements of the Intergovernmental Agreement for the establishment of the Fort
Collins Urban Growth Area, with respect to the public street capacity requirement
as defined in the Larimer County Supplemental Regulations, be waived as that
requirement is or may be applicable to the "Wildflower Ridge Preliminary PUD",
with the following conditions:
1. The applicant and all future property owners commit to proportionate
financial participation in funding future street improvements for adjacent
and off -site streets in such manner and at such time as the governmental
entity having jurisdiction may lawfully determine.
2. The waiver fee of $700 per developed acre, for a total fee.of $15,400, be
collected at the time of building permit, issuance.
Passed and adopted at a regular meeting of the Council of the City of Fort
Collins held this 16th day of November, A.D. 1993.
ATTEST:
City Clerk
DATE: November 16, 1993 I 2 ITEM NUMBER: 35
be required, given that this area has developed, to a large extent, through the
County's Minor Residential Development (MRD) process, which does not require
street improvements, and through subdivisions approved before the enactment of
the UGA Agreement's development requirements.
The intent of the waiver process is to avoid the imposition of unnecessary
impediments to in -fill development proposals or sites. In -fill development sites
are those in essentially developed portions of the UGA whose impact on existing
services and facilities is relatively minimal. In -fill sites are differentiated,
in the Larimer County Supplemental Regulations, from sites that require the
extension of upgrading of basic infrastructure and other services and facilities,
so that the development or use of the site can proceed (which, in the County's
Regulations are referred to as "Sequential Development Proposals").
A joint traffic study for this project, and the Fox Hills PUD located to the
south, was completed and reviewed by City and County traffic engineers. The
study indicates a number of improvements to County Road 38E are needed, including
left turn lanes and bicycle lanes, and will be required to protect public health
and safety. These will be required as a condition of approval of the subdivision
request.
The Larimer County Commissioners may waive phasing criteria provided that:
1. The waiver will not result in unplanned public expense for provision of
public services, improvements, or facilities;
2. The waiver is consistent with the intent and purpose of the County and
adjoining municipality's Comprehensive Plan or Policies;
3. The waiver application contains materials indicating approval may be
granted without substantial detriment to the intent and purposes of the
Supplementary Regulations which apply to the area;
4. The waiver application contains materials indicating there are exceptional
circumstances which apply to the specific piece of property which do not
apply generally to the remaining property in the Urban Growth Area; and
5. The waiver application contains material indicating approval would not
impair the public health and safety by creating undesirable traffic
conditions, unhealthy sanitary conditions or adverse environmental
influences in the area.
This site is considered an in -fill site. The basic infrastructure needed to
serve the site is in place or planned to be improved (the intersection of County
Road 38E and Taft Hill Road will be improved using MPO funds). The waiver will
not result in unplanned public expense for provision of public services,
improvements, or facilities and is consistent with the intent and purpose of the
County and adjoining municipality's Comprehensive Plan or Policies. Staff is
recommending approval of the waiver request with the following condition:
The waiver fee of $700 per additional lot be collected at the time of
building permit.
URBAN GROWTH AREA REVIEW BOARD:
The waiver request will be considered by the Urban Growth Area Review Board at
its December 1, 1993 meeting.
AGENDA ITEM SUMMARY
ITEM NUMBER: 35
DATE: November 16, 1993
FORT COLLINS CITY COUNCIL
STAFF: Ken Waido
SUBJECT:
Resolution 93-182 Authorizing a Waiver from the UGA Public Street Capacity
Requirement to Construct Off -Site Street Improvements for Wildflower Ridge
Preliminary PUD.
RECOMMENDATION:
Staff recommends adoption of this Resolution.
FINANCIAL IMPACT:
A waiver to the public street capacity requirement results in the payment of a
waiver fee of $700 per additional lot for development of this site, for a total
of $15,400.
EXECUTIVE SUMMARY:
This waiver request pertains to the Wildflower Ridge Preliminary PUD, which
consists of 23 single family lots (one with an existing residence on it) and two
tracts of open space totalling 3.5 acres, on a total of 12.1 acres. The site is
located 1/2 mile west of Taft Hill Road on the south side of County Road 38E.
The site is zoned for single-family residential use and presently contains one
residence. The site is not eligible for annexation because it does not meet the
1/6 contiguity requirements. City limits are presently located approximately 1/4
mile east of the site.
In order for a property to be subdivided in the Urban Growth Area, it must be
shown that the property will conform to the UGA Phasing Criteria. Of the four
Urban Growth Area Phasing Criteria, the proposed preliminary plan meets the
requirements for public water capacity, public sewer capacity, and 1/6 contiguity
to existing development. A waiver is being requested for the requirements for
public street capacity.
Under the Phasing Criteria for public street capacity, the developer would be
responsible for improving Red Fox Road from the site to County Road 38E, to
current City local street standards, and for improving County Road 38E, an
arterial street, from the site to Taft Hill Road. Improvements to Taft Hill Road
to the Horsetooth/Taft Hill intersection would also be required. The addition
of 22 homes in this area does not warrant the extensive improvements that would