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Home My WebLink AboutTERRY SHORES NORTH - PRELIMINARY SUBDIVISION - COUNTY REFERRAL - 71-88 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 13 PLANNING AND ZONING BOARD MEETING OF September 26•, 19W STAFF REPORT PROJECT: Terry Shores North, Preliminary Subdivision and Off -Site Street Improvements Waiver - County Referral - #71-88 APPLICANT: Mike Sollenberger c/o Junge, Reich, Magee 4141 Arapahoe Boulder, CO 80303 OWNER: Same PROJECT PLANNER: Sherry Albertson -Clark PROJECT DESCRIPTION: A request for 18 single family lots on 11.9 acres and a waiver to the off -site street improvements requirement, for a site located east of Terry Lake on Terry Shore Road, 1/4 mile west of Highway 1, zoned R-Residential. RECOMMENDATION: Approval with condition that the waiver request contain the provision that on -site streets be designed and constructed to City local street standards. EXECUTIVE SUMMARY: This preliminary plat consists of 18 single family lots on 11.9 acres and a 2-acre open space/wetlands area. Water would be provided by ELCO Water District and sewer service would be provided by Cherry Hills Sanitation District. The waiver request is to waive the off -site street improvements from the site to Highway 1. Staff is recommending approval with a condition on the waiver request. OFFICE OF DEVELOPMENT 300 LaPorte Ave. • P.O. Box 580 • Fort Collins, Colorado 80522 • (303) 221-6750 SERVICES, PLANNING DEPARTMENT Terry Shores -North Preliminary and Final - County Referral #71-88 P & Z Meeting - September 26, 1988 Page 2 COMMENTS 1. Background: The surrounding zoning and land use is as follows: N: FA, Farming; existing residence S: R, Residential; (Terry Shores 2nd) existing single family E: R, Residential; (Terry Shores 1st and 2nd) existing single family W: R, Residential, M, Multi -Family; existing mobile home park, Terry Lake Water will be provided by ELCO Water Distict and sewer by Cherry Hills Sanitation District. 2. Land Use: The site is located in the Fort Collins Urban Growth Area, which is intended for urban level development. Urban level residential development is that which exceeds 2 dwelling units per acre. The proposed density of this development is 1.5 DU/acre; however, there is an existing wetlands area that lies in the western corner of the site that occupies approximately 2 acres and the proposed density is compatible with the existing single family uses in the area. Therefore, the proposed land use is consistent with the intent of the Intergovernmental Agreement and the Larimer County Comprehensive Plan. 3. Resource Protection: Much of the open space area at the northwest corner of the site and a portion of Lots 1 and 2 is a wetland. In order to prevent impacts to wildlife habitat, water quality and shoreline stability, staff would encourage the applicant to retain this wetland area in its current state or enhance its natural functions. As a point of information, retention of this wetland could occur through decreasing the size of these lots, deleting a lot or by the identification of building envelopes that would prohibit construction in the wetlands area. 4. Urban Growth Area Phasing Criteria: Within the Urban Growth Area, development phasing criteria must be met by all proposed developments. These criteria require the provision of public water and sewer for the development, that the site have 1/6 of its perimeter boundary contiguous to existing development and that streets from the site to the nearest improved arterial street be constructed to the standards as indicated on the Master Street Plan. Terry Shores North Preliminary and Final - County Referral #71-88 P & Z Meeth g - September 26, 1988 Page 3 The proposed development meets the UGA phasing criteria, with the exception of the off -site street improvements requirement. Access to the site is from Terry Shore Road, which intersects with Douglas Road at the northeast corner of this site. Under the UGA phasing criteria, the developer would be respon- sible for improving Shore Road along - the site's frontage to local street standards and Douglas Road to arterial standards from the site to Highway 1 (approximately 1 /4 mile). The site is defined as "in -fill" development according to the Intergovernmental Agreement. "In -fill" developments are those proposals in developed portions of the UGA, whose impact on existing services and facilities is relatively minimal. The proposal would add 18 single family lots to an area of existing develop- ment and would use an existing street to access Douglas Road. As a result, the project is eligible to request a waiver from the requirement to fully improve all off -site streets to the standards indicated on the Master Street Plan and to improve existing adjacent streets to current standards. A minimum waiver condition specified in the Intergovernmental Agreement is that on -site streets and adjacent existing streets be designed to Larimer County UGA Standards, including storm drainage, curb, gutter, sidewalks, bike lanes, width, base and sub -base construction. Shore Road does not meet current street standards; however, it is an existing street and given the impact of this proposed development, does not warrant improvements. As designed, Shore Circle (on -site street) is a hybrid of the rural street design standard. It does not meet this design, which is a 28' paved width on a 46' right-of-way. Furthermore, the rural street design is intended for use in rural areas on cul-de-sacs and loop streets that serve fewer than 20 units on lots that are at least 1 acre in size. This development does not fall within these guidelines for using the rural street standard. The site is in the Urban Growth Area and should be viewed as "urban development" rather than rural; therefore, the on -site street should be designed to meet City local street standards. Staff is recommending a condition to this effect. RECOMMENDATION Terry Shores North Preliminary Subdivision is consistent with the Intergovern- mental Agreement and the Larimer County Comprehensive Plan. The site is defined as "in -fill" development and qualifies for a waiver to the off -site street improvements requirement. Therefore, staff recommends approval of Terry Shores North Preliminary Subdivision and Off -Site Street Improvements Waiver, with the condition that the waiver request contain the provision that on -site streets be designed and constructed to City local street standards. . ITEM NUMBER TERRY SHORES am LAND USE DATA • ..nR s•NI [hJ wr ,-.� � �...rN•Nr O"e•1 Our P+Mr• Fm•O . w..e!!_ 4•er(. <S'IfR•/ ___ W bNl rt 11 t.w<w�Jr . raru__va..r_er.lelrr r,.•../0-.11.a W� G-ENERAL NOTES ' YV• .•.•_. 4 .f..P...r T ee•sa• n l...VHt.! wrolr-.W <rLL ? alMMKf •A-.-wrr•t•nc[ w• ..era. G^wN ice •-.e a+n.w w.ro�Nr s•:awi[M wrsirrW IM.IL !! �M.Fnv 11 [!/•r[ro ya �iaY HM�4 TN[ ♦ Tw.'tc e,r.r� �i �LL .e loln[TKY R c iw1+c�+�.•[D cKIFrcJrlN !-+�Tw.iW r' it o.• . 6 • e+[ w•M w�eJ cF ct V•N a'.-.�N t4fU[[ate ppq�w..� r..a re.•.r.cTl.J. N w•trr�DNr.VY <+.J. R <SNr..I 1 MLL �Nt ✓Iic.) N u�M 1a LANDSCAPE INTENT o•r •rN. Nr. 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