HomeMy WebLinkAboutPOUDRE PLAINS SUBDIVISION - FINAL & 2-YEAR EXTENSIONS - 72-87A - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS ITEM NO. 9.:
PLANNING AND ZONING BOARD MEETING OF March 28,, 1988
STAFF REPORT ;
PROJECT: Poudre Plains Subdivision, Final - #72-87A
APPLICANT: James Sabin OWNER: C.B.A. Development Co.
C.B.A. Development CO. P.O. Box 125
P.O. Box 125 Timnath, CO. 80547
Timnath, CO. 80547
PROJECT PLANNER: Debbie deBesche
PROJECT DESCRIPTION: Request for 21 single family detached homes on 5.623
acres, located south of Vine Drive at North Briarwood Drive and Plains
Court, and zoned R-L-P, Low Density Planned Residential.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY: The applicant is requesting final approval for 21
detached single family homes on 5.623 acres, resulting in a density of 3.91
dwelling units per acre. The Planning and Zoning Board granted conditional
approval of the preliminary plan at its meeting on January 25, 1988. The
condition has been satisfied. A variance is needed for the off-site street
improvements, as required by City Ordinance 99-6.b(6). This issue was iden-
tified during the preliminary review and has been considered as part of this
final review. Staff has reviewed the variance request and is recommending
approval.
This project is a normal subdivision and is in compliance with ARTICLE V.
SUBDIVISIONS, Sec. 29-642 of the Zoning, Annexation and Development of Land
Regulations. Therefore, Staff is recommending approval.
OFFICE OF DEVELOPMENT 300 LaPorte Ave. • P.O. Box 580 • Fort Collins, Colorado 80522 • (303) 221-6750
SERVICES, PLANNING DEPARTMENT
--- - — -
Poudre Plains Subdivision, Final #72-87A
P & Z Meeting - March 28, 1988
Page 2
COMMENTS:
1. Background:
The surrounding zoning and land uses are as follows:
N: FA, Larimer County; existing single family detached homes
S R-L-P; vacant/single family homes
E: FA, Larimer County; Kingdom Jehovah Witness Hall
W: FA, Larimer County; existing single family dwelling
The property was subdivided under the name of "Poudre Plains" in Larimer
County in 1981 and, subsequently, annexed into the City in 1982 as part of
the Vine-LaPorte-Taft Second Annexation. After careful review, Staff found
no evidence indicating that a vested right should be granted to the subdivi-
sion. Staff concluded that according to City Code the right to develop under
the approved "County" subdivision had expired. The applicant has re-
submitted the plat for City consideration.
The applicant is requesting approval for 21 single family lots on the 5.623
acres. While the configuration of the proposed subdivision is similar to
the old County one, changes were made to comply with current City regula-
tions and requirements. The P & Z Board granted conditional approval to the
preliminary plan on January 25, 1988.
2. Land Use:
The proposed use of single family is consistent with existing single family
development to the north and west, and meets the requirements of the R-L-P
zone district. The project is compatible with the overall area in terms of
land use, scale, and density.
3. Variance:
According to City Ordinance 99-6.b.(6) the developer is required to improve
Vine Drive from Poudre Plains to Taft Hill Road and improve Taft Hill Road
from Vine Drive to LaPorte Ave. Staff has reviewed the request and has
determined that it is unreasonable to burden the developer with such exten-
sive improvements given the relatively minor impact of the development on
these streets. In lieu of these improvements, the applicant has agreed to
install an 8' pedestrian walk way between lots 10 and 11. at the west end of
Plains Court.
•
411)
Poudre Plains Subdivision, Final #72-87A
P & Z Meeting - March 28, 1988
Page 3
The purpose of the walkway is to accommodate school children, generated from
this development, who will be attending Irish Elementary. This connection also
involves future acquisition of a pedestrian easement and construction of a
walkway from the boundaries of Poudre Plains Subdivision to Impala Drive.
The applicant has attempted to contact the property owners to the west, but was
not able to acquire the pedestrian easement from those property owners. As
future development occurs on these adjacent properties the City will attempt to
attain the necessary easements for additional walkways.
A variance from the strict application of City Ordinance 99-6.b(6) would not
be detrimental to the public good or impair the intent and purpose of the
ordinance, therefore Staff recommends approval of the variance request.
4. Condition #1.
The one condition placed on this project at preliminary review was:
"At the time of final review the applicant shall identify all lots beyond
the 660' fire safety point, and a note shall be placed on the site plan
indicating that these affected lots will have residential sprinkler sys-
tems."
RESPONSE: The applicant has satisfied this condition and the site plan
reflects those lots beyond the 660' fire safety point and a note has been
added.
RECOMMENDATION
The proposal is consistent with the R-L-P zone district and meets the subdi-
vision regulations, therefore, Staff recommends approval of the Poudre
Plains Subdivision, Final and a variance to the off-site street improvement
requirement.
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ITEM POUDRE PLAINS SUBDIVISION
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NUMBER 72-87A
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STBAARTMSSOCIATES
Consulting Engineers and Surveyors
January 7, 1988
Mr. Mike. Herzig
Development Engineer
City of Fort Collins
P 0 Box 580
Fort Collins CO 80522
Dear Mike:
This is to request, on the behalf of the owner of Poudre Plains,
that you initiate the proceedings to consider a variance to the offsite
street improvements ordinance 99-6.b(6). The ordinance would require
improvements to Vine Drive from Poudre Plains to Taft Hill Road and
improvements to Taft Hill Road from Vine Drive to Laporte Avenue.
Poudre Plains is an existing subdivision that was approved by Larimer
County and then annexed to the City of Fort Collins. The City has
determined that since there were no improvements made to the subdivision,
the plat has expired.
There are 23 single family lots on the Replat of Poudre Plains which
will produce 230 vehicular trips per day. This is a rather insignificant
increase in the traffic loading on Vine Drive and Taft Hill Road. The
existing asphalt paving is in relatively good condition. The intersection
of Vine Drive and Taft Hill Road is now controlled by a four—way stop
which appears to be adequate. .
Poudre Plains is not considered a premature subdivision causing
urban spraul. There are numerous urban type developments lying West
of Poudre' Plains as well as Irish Elementary School.
It appears that both Vine Drive and Taft Hill Road can handle the
existing and proposed traffic safely and at an acceptable level of service
and that the two streets are maintainable at an acceptable level. All
of Vine Drive and nearly all of Taft Hill Road are not within the city
limits and I assume are maintained by Larimer County. It seems that
the variance is justified and that the staff should recommend approval.
This is one way the City of Fort Collins can help development in North
Fort Collins.
If you have any questions concerning this request, please call.
I understand that, after you have talked with David Klockman of the
engineering department, you will contact me. Thank you for your
assistance in this matter.
Sincerely
a Li- 24,711-ew-AL
Richard A. Rutherford, P. E. & L.S.
President
lkm
cc: C.B.A. Development Company �OVnr
4141 /Si
James H.Stewart
and Associates, Inc. ,+ -
214 N. Howes Street
P.O. Box 429
Ft.Collins,CO 80522
303/482-9331
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MEMORANDUM Li/
oc To: Jim Sabin , C.B.A. Development Co.
N Dick Rutherford, Stewart & Assoc i ate•
• Rick Ensdorff , Fort Collins Traffic Engineer
'o
cbbi a deBe=_•che , Fort Collins City Planner
o M Mike Herzig, Fort Collins Development Coord.
5 Fr•com: Matt De1 ich 2042>
J
Date : February 15, 1988
•
z Subject : Traffic analyses related to Poudre Plainss
This memc'ra.ndum documents the traffic anal ::.�ses
performed related to the r•ep l at of the Poudre Plains
m Subdivision located along Vine Drive west of Taft Hill
�., Road in Fort Col 1 i ns., Colorado. The analyses performed
were : ( 1 ) obtain historic and current traffic counts a.t
the Taft Hill/Vine intersection , ( 2) determine
operational level of service , (3) trip generation , (4)
trip distribution , ( 5) traffic asssignment , and (4)
determine the increase in traffic With full development
of Poudre Plains.
The 1983 traffic counts at the Taft Hill/Vine
intersection are shown in Figure 1 . Peak hour traffic
counts obtained in February 1988 are shown in Figure 2.
From the peak hour data, the morning traffic volumes
umes
have increased by 14 percent. and the afternoon traffic
volumes have decreased by 6 percent . The largest
increase ( +277 ) occurred on Taft Hill in the morning,
and the largest decrease (-1Q7 ) occurred on Vine in the
afternoon .
z The Taft Hill/Vine intersection has four-way stop
. sign control . The approach geometries are a single lane
a- > on all legs. The posted speed l imi t on both streets is
• 30 mph . Using the 1988 traffic counts, the operation at
m the Taft Hill/Vine intersection is at level of service B
v a during both peak hours. This level of service indicates
that some short traffic delays may occur- for short
o a periods of time during the peak hour . It was observed
during traffic counting that the higher volume legs
...a < sometimes stacked as many as four vehicles. However ,
this only occurred for a very short time ( <2 minute
• duration ) before the intersection operated with only the
W mandatory stop before proceeding on all legs,
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The trip generation for the 23 single -Family
Q detached dwelling units is shown in Table 1 The trip
distribution , based upon current land uses apd' tr•aff-i c
•
1
counts, is shown in Figure 3. The assignment of site
generated traffic is shown in Figure 4 . The sum of the
existing plus site generated traffic is shown in Figure
5. The increase in traffic at the Taft Hill/Vine
intersection due to Poudre Plains is on the order of 2.4
percent . If future traffic were considered, the
contribution of Poudre Plains traffic would be less than
2.4 percent due to higher levels of background traffic
in future years . With the Poudre Plains traffic ,
operation at the Taft Hill/Vine intersection remains in
the level of service B category during both peak hours.
Operation at the Vine/ Briarwood (access to Poudre
Plains) intersection will be at level of service A
during both peak hours for all movements with stop sign
control .
Table I
Trip Generation
Daily A.M. Peak P.M Peak
Land Use Trips Trips Trips Trips Trips
in out in out
23 Single Family 230 5 13 15 9
Dwe l l i n g Units
O o
a fit
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L
vt
3542/293/3Zf I 4Z00/4511/38T
VIAIE 1IRivE
d
4
In
ADVANI/PP�1
1
1953 TRAFFIC COuNT3
FIGuRe. I
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f-
t
0r" �14/49
e- 44/It0
r-- 14 a 50
159/G2 —O'
3z/3z � �`
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AM/PIA
1988 PEAK HOUR TRAFFIC
FIGURE 2
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VINE
Z07
`,SITE
TRIP DISTRIBUTION
FIGURE 3
t-
a.
H
5/14- 4--3 to 0
--\ t 1 TIN E
SITE TRAFFIC ASSI6WMENT
FIGURE 4
a
�k - 14/49
O
4—75/174 — N .—4 7/130
__ �' 14 L --- 14W50
Co 7—' it tME
p f, -11 C 1 ICo3 —4- "
35/34--A
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SITE PLUS EXISTING TRAFFIC
FIGURE 5
S •
POPULATION PROJECTIONS
PROPOSAL: POUDRE PLAINS SUBDIVISION - Preliminary #72-87
DESCRIPTION: 22 single family homes on 5.623 acres
DENSITY: 3.91 du/acre
General Population
22(units) x 3.5 (persons/unit) = 77
School Age Population
Elementary 22 (units) x .422(pupils/units) = 9.28
Junior High - 22 (units) x .148(pupils/unit) = 3.25
Senior High - 22 (units) x •127(pupils/unit) = 2.79
Design
Affected Schools Enrollment
Capacity
Irish Elementary 546 + 20 mobile 524
Lincoln Junior High 740 648
Poudre Senior High 1260 1143
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