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Home My WebLink AboutREPLAT OF LOT 11, BLK 2 OF EAST MULBERRY SUBDIVISION & OFF-SITE STREET IMPROVEMENTS WAIVER - COUNTY REFERRAL - 42-88A - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 14 0"gil& - PLANNING AND ZONING BOARD MEETING OF SePtember 26•41988 STAFF REPORT PROJECT: Replat of Lot 11, Block 2 East Mulberry Subdivision and Off -Site Street Improvements Waiver - County Referral - #42-88,A APPLICANT: Ben and Sally Chavez 320 S. Link Lane Fort Collins, CO 80524 OWNER: Same PROJECT PLANNER: Sherry Albertson -Clark PROJECT DESCRIPTION: A request for a replat to create two lots on 1.5 acres and a waiver to the off -site street improvements requirement for a site located at the southeast corner of Lincoln Avenue and Link Lane, zoned I -Industrial. RECOMMENDATION:: Approval with condition that the waiver request con- tain the provision that the applicant participate in street improvements at the intersection of Lincoln and Link Lane when needed. EXECUTIVE SUMMARY: This request is to create two lots from a 1.5 acre lot and for a waiver to the off -site street improvements requirement. The existing lot houses the E1 Dorado Restaurant. The new lot presently contains a storage building used by E1 Dorado and is proposed for a building addition for storage. Water would be provided by ELCO Water District and sewer service would be provided by Boxelder Sanitation District. All roads serving this development are existing. The waiver request is to waive off -site street improvements from the site to Highway 14. OFFICE OF DEVELOPMENT 300 LaPorte Ave. • P.O. Box 580 • Fort Collins, Colorado 80522 • (303) 221-6750 SERVICES, PLANNING DEPARTMENT Replat Lot 11, Block 2 East Mulberry Sub - County Referral #42— m P & Z Meeting - September 26, 1988 Page 2 COMMENTS 1. Background: The site is surrounded by industrial zoning and a number of existing commer- cial uses. The site is a replat of part of the East Mulberry Subdivision and contains the E1 Dorado Restaurant and associated storage building. Water would be provided by ELCO Water District and sewer by the Boxelder Sanitation District. 2. Land Use: The site is located in the Fort Collins Urban Growth Area, which is intended for urban level development. The proposed land use is urban in nature and therefore, is consistent with the Intergovernmental Agreement and the Larimer County Comprehensive Plan. The replat is necessary since only one principal use may exist per lot in Larimer County. The existing building on Lot 2 is used for storage purposes for the El Dorado. The proposed addition would provide storage space and would not be for retail purposes. 3. 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. The proposed development meets the UGA phasing criteria, with the exception of the off -site street improvements requirement. Access to the lots is from Link Lane (a collector street which does not meet current collector standards). Under the UGA phasing criteria, the developer would be responsible for improving Link Lane to current collector street standards from the site to Highway 14, which is considered an improved arterial and for improvements to the lot frontage on Lincoln Avenue, which is designated as an arterial street. 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 minimal traffic to an area of existing development and would use streets that are already existing. 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 has met the minimum waiver conditions specified in the Intergovernmental Agreement. Replat Lot 11, Block 2 East Mulberry Sub - County Referral #42-8M P & Z Meeting - September 26, 1988 Page 3 The applicant is dedicating an additional 10' of right-of-way along the Lincoln Avenue frontage for the arterial designation. The applicant has also committed to participation in the improvements to Lincoln Avenue at the time all of Lincoln is being improved. Staff is recommending that the applicant's participation occur at the time improvements are needed at the intersection of Lincoln and Link Lane, which may occur before the entire length of Lincoln is improved. A condition addressing this matter has been incorporated in the staff recommendation. RECOMMENDATION The Replat of Lot 11, Block 2 East Mulberry Subdivision is consistent with the Intergovernmental 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 Replat of Lot 11, Block 2 East Mulberry Subdivision and Off -Site Street Improvements Waiver with the condition that the waiver request contain the provision that the applicant participate in street improvements at the intersection of Lincoln and Link Lane when needed. ITEM EAST MULBERRY SUBDIVISION, REPEAT OF LOT 11, BLOCK 2 NUMBER. 42-88A 4V,r::RA-r �� / 1) b-� * f�46T- Mtk�w� 5u13 rrr-WoiM,�;, Vf-'A� V-f-OAIZ wliN OfAU64- pI A'711G (,Ar No. 9C/Ov Z 1 z 4 ` 9c Gkb : A 0� o o 8 gym, 0 m m LI*t o d. � u O°NI r Q � I N 89°2lr'ao" W 1 of&.44' 40�o1e �� N yo �jo 100 � eat°Z3'00° kl 13(0.4� 0 File T I 2. UGA FORM 2 WAIVE? REQUEST APPLICATION Date of Application: 8/31/88 Development Name: Replat of Lot 11, Block 2, East Mulberry Subdivision Location: Southeast corner of Lincoln Avenue and Link Lane Intersection Owner: Ben Chavez Address 208 Camino Rawl, For Collins. C_OPhone:484-1407 80524 Urban Growth Area Name: Fort Collin, Type of Waiver Requested (check one) Public Sewer /,y/ Public Street Capacity 1/6ch Contiguity 3. Please attach a typed report that fully answers the following questions: (5 copies) Check i= submit -- a. Will the waiver result in unplanned public expense for provision of public services, improvemencs or facilities? b. How is the waiver consistent with the intent and purpose of the County and adjoining municipalities' comprehensive plans and policies? c. How is the waiver consistent with the:intenc and purposes of the Supplemental Regulations (See Article IV Para. A- H) d. What are the exceptional circumscances applying to the prooercy which do not apply co ocher property located inside the Urban Growth Area? e. What actions are contemplated by the develooer to insure that the waiver wil.not create unsafe traffic conditions, undesirable sanitary conditions or adverse environmental influence in the area? 4. F(4or public street capacity waiver request attach four ) copies of a t_afiic analysis in the format approved by the County and City Lng=veers office. Check if traffic report submitted 5. I have read and consent to the minimum waiver conditions (Article V, Paragraphs C. 2 & 3 Supplemental Regulations). LCPZ-116 (5/84) 57i�gnacure of Apo scant 0 • A request is being made to waive the requirement for off -site and on -site improvements on Lincoln Avenue. It is impossible to make improvements to only one lot's frontage on Lincoln Avenue. The frontage is 100 lineal feet. The owner is dedicating the additional right-of- way requested for Lincoln Avenue at this time to accomodate an arterial street. The owner also agrees to participate in improvements to Lincoln Avenue at the time all of Lincoln Avenue is being improved. The waiver will not result in any unplanned public expense. The waiver is consistent with the Larimer County and City of Fort Collins plans in the fact that the additional right-of-way is granted at this time and the owner agrees to pay for his share of the improvements at the time the entire street is improved. The exceptional circumstance that applies to this property that may not apply to other property in the Urban Growth Area is that the City nor the County have required any improvements to Lincoln Avenue on any other abutting property that has been developed. The owner is dividing one lot into two lots to allow a second use. The new lot being created has an existing building which is being expanded to provide space for cold storage of beverages. The business will not be retail and will not have a high volume of traffic. There are only 3 employees anticipated. The owner will provide landscaping methods to control the access points for the new lot. No curb and gutter is proposed for Link Lane at this time because of the drainage problems that would develop with a short length of curb and gutter. Link Lane as it is built does not have proper lateral slope to carry the storm water. Storm water that drains from the street is presently allowed to drain onto the lots. The proposed cold storage building does not create runoff that flows to the public right-of-way. A request is also being made to not require a traffic report because of the size of the business and the low number of daily trips the business creates.