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Home My WebLink AboutSADDLEBACK SUBDIVISION, PHASES II, III & IV - COUNTY REFERRAL - 55-88, A - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS (2)ITEM NO. 15 PLANNING AND ZONING BOARD MEETING OF August 22, 1988 STAFF REPORT PROJECT: Saddleback Preliminary Plat Phase II, III, and IV - Waiver from the Off -Site Street Improvement Requirements #65-88 APPLICANT: Maurice Deines 2112 Stonecrest Drive Fort Collins, CO 80521 OWNER: Same PROJECT PLANNER: Ted Shepard PROJECT DESCRIPTION: This is a request for a waiver from the off -site street improvements as required by the Intergovernmental Agreement between the City of Fort Collins and Larimer County. The request pertains to the Saddleback Subdivision, Phases II, III, and IV, located west of North Taft Hill Road, approximately one-half mile north of Vine Drive. RECOMMENDATION: Staff recommends approval of the waiver from the off - site street improvements subject to a fee of $750 per lot to be collected by Larimer County at the issuance of a building permit. The approval is also subject to the improvements stipulated in the Traffic Impact Analysis submitted to Larimer County as part of requirements for a preliminary plat. EXECUTIVE SUMMARY: Saddleback Preliminary Subdivision, Phases II, III, and IV, consists of 71 lots on 35.42 acres. The parcel is west of Saddleback Subdivision Phase One which consists of 27 lots on 14.4 acres and was approved in 1977. The project is defined as "in -fill" development according to the Intergovernmen- tal Agreement. As a result, the project is eligible to request from the City of Fort Collins a waiver from the requirement to fully improve all off -site street to the standards indicated on the Master Street Plan in order to move traffic from the proposed development to an improved arterial street system. COMMENTS: A. Staff has reviewed the request and has no objection to the waiver. However, Staff recommends that a fee of $750.00 per lot be collected by Larimer County at the time of building permit issuance. OFFICE OF DEVELOPMENT 300 LaPorte Ave. • P.O. Box 580 • Fort Collins, Colorado 80522 • (303) 221-6750 SERVICES, PLANNING DEPARTMENT Saddleback Prelimina - Off -Site Street Waiver #65-88 P & Z Meeting - August 22, 1988 Page 2 B. Staff has reviewed the Traffic Impact Analysis and agrees with recommen- dation outlined by the traffic engineering consultant. These recommendations are as follows: 1. The sight distance constraint caused by the hill on North Taft Hill Road should be addressed with additional signage. 2. A northbound left -turn auxiliary lane is warranted on North Taft Hill Road at Stonecrest Drive. 3. A northbound right turn auxiliary lane is required on North Overland Trail at Wakonda Drive. 4. An additional southbound right -turn auxiliary lane will be required on North Taft Hill Road at Stonecrest Drive. RECOMMENDATION: Staff recommends approval of the Waiver from the Off -site Street Require- ments for Saddleback Preliminary Subdivision, Phases II, III, and IV, as required by the Intergovernmental Agreement subject to the five conditions as described. ITEM NUMBER PHASES II, III, IV SADDLEBACK OUT OF CITY WATER 01=0 aims �ILJLJ � ► . . r -F rA f1. 1 HE ;_:i:• -:1 S 1111i 1 t i iit q..... : ............. 1 .s` .lil i? s: .t • i O ' :f iy•' js 3,: }� , �' ' 1 _ .. •�µh+'.�._--1gyt=i57'��. � r.-�rr ,/ %•r '�• ` "� - �' '� , ; ��. � ;Ir- , Imo:-i/� i :..: • .',/ -� , •.,//•'/��•\,•. J'/' 1t I mot, '� •C �, .�/ � i'!'��./' ;' -_ lz r Deve. ,-PWnt. Services Planning Department MEMORANDUM • TO: City Council of the City of Fort Collins FROM: Ted Shepard, City Planner RE: Waiver From the Public Street Capacity for Saddleback Subdivision DATE: August 24, 1988 INTERGOVERNMENTAL AGREEMENT FOR THE FORT COLLINS URBAN GROWTH AREA: The request for a Waiver From the Public Street Capacity is a procedure allowed under the specifications of the Intergovernmental Agreement for the Fort Collins Urban Growth Area as adopted on May 1, 1980, and revised on August 3, 1983. The waiver process provides an applicant the opportunity to be relieved of the strict requirement that all off -site streets be constructed or fully improved to the standards indicated on the Master Street Plan to move traffic from the proposed development to an improved arterial street system. In the case of Saddleback Preliminary Subdivision, Phases II, III, and IV, the off -site street improvements would require the construction of 36 feet of road width to full arterial standards for North Taft Hill Road from Stonecrest Drive to the intersection of LaPorte Avenue. This is a distance of approximately one mile. In the case of Saddleback Preliminary Subdivision, Phases II, III, and IV, the distance of one mile to LaPorte Avenue and the lack of fully improved arterial standards would make it difficult, if not impossible, to absolutely meet the Public Street Capacity requirement of the Intergovernmental Agreement. In this case, the Public Street Capacity requirement may border on the legal "taking without compensation" issue and tend to discourage "in -fill" development proposals. The Intergovernmental Agreement states that: "It is, thus, the intent of the waiver process to give priority to in -fill development proposals. In -fill development proposals are those in essentially developed portions of the Urban Growth Area whose impact on existing ser- vices and facilities is relatively minimal. In -fill development proposals are 300 LaPorte Avenue • P.O. Box 580 - Fort Collins, CO 80522-0580 - (303) 221-6750 differentiated from sequential development proposals. Sequential development proposals are proposals in essentially undeveloped portions of the Urban Growth Area that require the extension or upgrading of basic infrastructure and other services and facilities before they can proceed." With the availability of water and sewer utilities to be provided by the City of Fort Collins, and electrical service provided by the Public Service Company, basic infrastructure is in place. Saddleback Preliminary Subdivision, Phases II, III, and IV, therefore, qualifies as "in -fill" development and eligible for the waiver process. TRAFFIC IMPACT ANALYSIS: The City requires the request for a Waiver From the Public Street Capacity be accompanied by a Traffic Impact Analysis prepared by a qualified traffic engi- neer. The Traffic Impact Analysis for Saddleback Preliminary Subdivision, Phases II, III, and IV recommended four improvements to mitigate the impact of the proposed subdivision. These four improvements are as follows: 1. The sight distance constraint caused by the hill on North Taft Hill Road will be addressed with additional signage. 2. A northbound left -turn auxiliary lane will be required on North Taft Hill Road at Stonecrest Drive. 3. A northbound right turn auxiliary lane will be required on North Over- land Trail at Wakonda Drive. 4. An additional southbound right -turn auxiliary lane will be required on North Taft Hill Road at Stonecrdst Drive. Staff recommends that the approval of the Waiver From the Public Street Capacity requirement be conditioned upon the four improvements described in the Traffic Impact Analysis. WAIVER FEE: It has been customary, pursuant to the U.G.A. agreement between the City of Fort Collins and Larimer County, that a waiver fee of $750 per single family home be assessed to mitigate the impacts on the public street system. This fee would be collected by Larimer County at the time of building permit issuance. Staff recommends the approval of the Waiver From the Public Street Capacity requirements be conditioned upon the collection of the $750 waiver fee per building permit. PLANNING AND ZONING BOARD RECOMMENDATION: The Planning and Zoning Board, on the consent agenda by a unanimous vote, recommended approval of the Waiver From the Public Street Capacity requirements subject to the five conditions described.