HomeMy WebLinkAboutRIVERBEND STABLES PUD - PRELIMINARY - 39-89 - CORRESPONDENCE - VARIANCE REQUEST0 0
John Barnett, ASLA
Landscape Architect/Planner
■
2500 Dorset Court
Fort Collins, CO 80526
303/493-7023
December 7, 1989
Mr. Ted Shepard, City Planner
City of Fort Collins
P. 0. Box 580
Fort Collins, CO 80522-0580
Re: Riverbend Stables Preliminary PUD
Dear Ted:
I am writing to follow up on our meeting of November
preliminary PUD for Riverbend Stables. We are requesting
approval of this project with a variance from requirements
for constructing streets and on site driveways and parking
of street oversizing fees.
28th regarding the
Planning Board
to city standards
areas, and a waiver
Our project is unique from several perspectives. The site was annexed to
the city at the same time as Riverbend Ponds. The site has no access to any
existing city street but it does have access to a county road which intersects
Highway 14. Water is provided by Eastern Larimer County Water District and
sewer is provided by Boxelder Sanitation District. Extension of city services
to the site would require a substantial investment which is not justified
based on uses which are presently feasible. The site is zoned Limited Indus-
trial. The site is entirely within the floodplain of the Cache La Poudre
River, and a substantial portion lies within the floodway. One additional
complicating factor is that the site will be substantially impacted by the
future extension of Timberline Road which will take place in 1997. This
extension will require most of the site which remains outside the f loodway.
John Ferrie owns the property. His problem is to find a beneficial use
for the site which yields a positive return on investment until Timberline
Road is constructed.
Given the lack of urban services and surrounding land uses, urban level
development as we are accustomed to in Fort Collins is not possible. The site
would not have been annexed but for the Riverbend Ponds Annexation.
For these reasons, we are proposing an agricultural use more reminiscent
of county projects. We are proposing a PUD because stables are not a per-
mitted use in the I-L zone.
We are also requesting a variance from requirements to pave the adjacent
streets and on site driveways and parking, and an exemption from street over -
sizing fees for this project. Our hardship is based on the temporary nature
of the land use and the fact that we do not have access to the City of Fort
Collins street system. Moreover, there are no other property owners along the
street obligated to participate in the paving of this county road except the
City Parks and Recreation Department. The cost to the city of acquisition and
demolition of the site without paved facilities will be lower than with pave-
ment.
The site is proposed to contain 50 stalls at completion. This would
translate into a traffic impact of no more than 50 vehicles per day which
would be far less than urban level development.
Waste management systems, dust control systems, and storm drainage facil-
ities will be designed to meet code requirements and will cause no adverse
impact on surrounding properties.
We believe approval of this project will provide a necessary service to
the community while meeting health and safety requirements and providing a
beneficial use for the site until the Timberline Road project is completed.
S' cere ,
John L. Barnett, ASLA
JLB/lc