HomeMy WebLinkAboutGREYROCK COMMONS PUD & REZONING - LARIMER COUNTY WAIVER REQUEST - 38-94 - SUBMITTAL DOCUMENTS - ROUND 1 - APPLICATIONd. What are the exceptional circumstances applying to the property which do not apply to
other property located inside the Urban Growth Area?
There are a variety of exceptional circumstances which support this waiver request:
- This is an in -fill development whose impact on existing services and facilities is relatively
minimal.
- This is a relatively small project that will generate small traffic volumes.
- As evidenced by the traffic impact analysis, the impact of this development on the public street
system is minimal, even using very conservative assumptions.
- The development is attached single family housing with an average unit size smaller than
typical, meaning that trip generation will likely be lower than what was analyzed in the traffic
study (projections were based on single family detached housing).
- The nature of this development is anticipated to attract residents more likely than average to
seek alternative transportation. Traffic count data from the Nyland Community, a similar
project in Lafayette, Colorado, showed a 27% reduction compared with the anticipated volume
from a typical single family development with an equal number of units.
- On -site facilities and opportunities, such as the substantial clubhouse, recreation and child
care, as well as schools within easy walking or biking distance, will reduce the number of off -
site trips necessary.
- There is a substantial amount of undeveloped land in the vicinity. As this land develops and
traffic increases, required street improvements and/or payments of the street improvement fee
will provide the means to upgrade the public street system.
e. What actions are contemplated by the developer to insure that the waiver will not create
unsafe traffic conditions in the area?
The traffic impact analysis evaluated impacts of the development on three key intersections on
Taft Hill Road. It demonstrates that the addition of project traffic does not reduce levels of
service at those intersections.
waiver.ch/CH4 — 5115/94
Supporting information for
Greyrock Commons PUD
Request for Public Street Capacity Waiver
17 May 1994
Responses to Item N3 on UGA Form 2• "Waiver Reguest Application"
a. Will the waiver result in unplanned public expense for provision of public services,
improvements or facilities?
The waiver of public street capacity requirements will not result in unplanned public expense.
As the traffic impact analysis indicates, the development will add an insignificant amount of
traffic and levels of service will remain the same with or without project traffic. The project will
not cause the need for immediate off -site improvements. The applicant expects to pay a
$700/unit street improvement fee that shall be used, in combination with fees from other projects,
for future street improvements in the area.
b. How is the waiver consistent with the intent and purpose of the County and adjoining
municipalities' comprehensive plans and policies?
The waiver process is intended to give priority to in -fill development proposals whose impact on
existing services and facilities is relatively minimal. The proposed Greyrock Commons P.U.D.
is an in -fill development in relatively close proximity to several other subdivisions (Liberty
Meadows, Saddleback, Solar Ridge, etc.). As evidenced in the traffic impact analysis, the
impact of this development will be minimal on off -site streets. For such a circumstance, the
public street capacity waiver offers an option for new development to pay a fee into a street
improvement fund rather than be required to make immediate improvements to public streets.
c. How is the waiver consistent with the intent and purposes'of the Supplemental
Regulations?
A traffic impact analysis has been performed. The scope of the traffic study was discussed in
advance with the Larimer County Department of Public Works and City of Fort Collins
Transportation Division.
On -site streets will meet Larimer County Urban Growth Area Road Standards for base and sub-
base construction. The applicant is applying for a variance regarding street width, curb, gutter
and sidewalk. These have been discussed with and were supported by the Larimer County
Department of Public Works at Concept Technical Review.
North Briarwood Drive and Liberty Drive, the adjacent local streets, are already built to full
width with curb, gutter and sidewalk. Taft Hill Road, the nearby arterial, currently functions
satisfactorily at the rural standard of two 12' travel lanes with adequate shoulders. At some point
in the future, as traffic volumes increase, Taft Hill Road may need to be upgraded to meet the
urban standard. Based on the minimal impact of the traffic generated by this development, the
applicant requests a waiver of the requirement to do this immediately, with the expectation of
paying a $700/unit street improvement fee instead.
i
UGA FORM 2
WAIVER REQUEST APPLICATION
File # 93-MS0345CRO Date of Application: 5/17/94
1. Development Name: Greyrock Commons Planned Unit Development
Location:_ SE 1/4, Section 4, Township 7N, Range 69W
Owner: Fort Collins Cohousing Community, LLC
attn: Susan Lawton
Address412 W. Olive, Fort Collins 80521 Phone:482--1228(h) 686-5655(w)
Urban Growth Area Name: Fort Collins
2. Type of Waiver Requested (check one)
Public Sewer
Public Street Capacity
1/6th Contiguity
3. Please attach a typed report that fully answers the following questions:
(5 copies)
Check if submitted
x a. Will the waiver result in unplanned public expense for provision
of public services, improvements or facilities?
x b. How is the waiver consistent with the intent and purpose
of the County and adjoining municipalities' comprehensive
plans and policies?
x c. How is the waiver consistent with the:intent and purposes
of the Supplemental Regulations (See Article IV Para. A-
H)
x d. What are the exceptional circumstances applying to the property
which do not apply to other property located inside the
Urban Growth Area?
_x e. What actions are contemplated by the developer to insure
that the waiver willnot create unsafe traffic conditions,
undesirable sanitary conditions or adverse environmental
influence in the area?
4. For public street capacity waiver request attach four (4) copies of a
traffic analysis in the format approved by the County and City Engineers
office.
x Check if traffic report submitted
5. I have read and consent to the minimum waiver conditions (Article V,
Paragraphs C. 2 & 3 Supplemental Regulations).
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Signature of Applicant LCPZ-116 (5/84)