Steamboat 700 traffic plans get review

Planning Commission to provide specific feedback tonight

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What: Steamboat Springs Planning Commission pre-application review of Steamboat 700

When: 6 p.m. today

Where: Centennial Hall, 124 10th St.

Call: City offices at 879-2060 for more information

— The Steamboat Springs Planning Commission will continue its review of the proposed Steamboat 700 development tonight, with traffic concerns set to be a major focus.

Steamboat 700 principal and Project Manager Danny Mulcahy said his traffic consultant, Bill Fox of Fox Higgins Transportation Group, will give commissioners a brief traffic and transportation presentation. Tonight's hearing is a continuation of a meeting held last week that Fox did not attend. Commissioners are expected to wrap up the two-part consideration of Steamboat 700's pre-application for development with specific feedback and policy recommendations.

If developed, Steamboat 700 would have a major impact on local traffic and transportation. In addition to the automobile trips its thousands of homes and hundreds of thousands of commercial square footage would generate, the development also is proposed to include construction of some major new roadways.

Using national average automobile trip generation rates, Steamboat 700 would generate about 27,600 automobile trips a day when fully developed, according to the developers' initial submittal.

But the developers are projecting that because of its community planning, Steamboat 700 could actually generate only about 14,000 off-site automobile trips a day when fully developed. Applying a number of trip reductions leads to that nearly 50 percent discount. Those reductions are based in part on assumptions that the development will rely heavily on public transportation and that it will include enough commercial services and other amenities to eliminate the need for residents to travel off-site.

Mulcahy said the city's West of Steamboat Springs Area Plan calls for such aggressive assumptions, but city planners are concerned by the calculations.

"We have some concerns about the assumptions made," City Planner Jason Peasley said. "We'd like them to get to that, but their proposed land use may not let them get to that."

Fox has boasted that 60 percent of the development would be within a quarter-mile of a transit stop, but city planners believe the development should go even further to comply with the area plan's transit-oriented policies.

"A land use plan which results in almost 40 percent of the units without convenient pedestrian access to transit is not consistent with this policy," a staff report reads.

Steamboat 700's application materials estimate that about 80 percent of the off-site traffic the development creates will head east toward Steamboat Springs, an area where U.S. Highway 40 is already very congested. Steamboat 700's submittal notes that the portion of U.S. 40 east of Elk River Road is already carrying 25,000 vehicles a day, which is 5,000 more than traffic engineers typically consider to be the capacity of a two-lane road.

Steamboat 700's submittal notes the need for off-site capacity improvements, but developers have not yet addressed the construction and financing of those improvements.

Other items likely to be discussed tonight include affordable housing, Steamboat 700's proposed expansion of the urban growth boundary and the process by which the development application and annexation request move forward.

At last week's meeting, former City Councilman Towny Anderson continued his calls for the city to negotiate a pre-annexation agreement before engaging in such a detailed consideration of the development application. Negotiation of a pre-annexation agreement is a requirement of the city's Community Development Code, but the point at which it should be entered into has been a source of differing interpretations.

"It's not about what the developer wants to do," Anderson said last week. "It's about what the city needs. : If you focus on development, you're only reacting to what the developer wants."

Mulcahy said he believes the process he and the city are currently following - one that won't see the pre-annexation agreement enter into consideration until after the pre-application review - is appropriate.

"Over the next few months, we'll take all that feedback and incorporate it into a pre-annexation agreement," Mulcahy said Wednesday. "And then we'll be off."

- To reach Brandon Gee, call 871-4210

or e-mail bgee@steamboatpilot.com

Comments

powderday 6 years, 6 months ago

Steamboat, Traffic problems from the 700 are the least of our worries. This is a project, that if approved, will have as devestating an impact on northwest colorado as the pine bark beetle. If This development is allowed to slam 2000 home sites on the market is a short period of time, Steamboat real estate will suffer. People that have purchased in Steamboat 2, Silverspur, Heritage park, or anywhere intown will see their equity vanish. This is to say nothing of the surrounding communities of Hayden , Stagecoach and Oak Creek. This is nothing more than supply and demand. Flood the market and the price of everything drops. A complete domino effect in the wake.

This group that is doing the development is from Las Vegas. A project of this size there obviously does not double the size of the town. Growth happens, but please phase this. We all watched the rapid growth of the early 80s in Steamboat. Streets and fire hydrants in an otherwise empty Fish Creek Falls area. Every other house for sale all over town. Traffic will be a mess, but the least of our problems. Vacant houses in town will be as common as pine bark beetle trees are in our forests Think !

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ColoradoNative 6 years, 6 months ago

Thanks powerday. You just confirmed what many of us have been saying. Rather than having the government fiddle with standards and price fixing of property let the FREE MARKET build homes. As supply goes up price does indeed go down!

Sounds to me like you plan on checking out soon so maybe you should cash out now before "your price drops". I guess double digit price appreciation on your home hasn't been good enough for you?

The bigger issue here is not the speculative greed of powderday but it is in fact the impact on our community and TRAFFIC.

700 Assumes that their project will only have half the typical projected car trips into town. Please.

Let's not forget what happens when people ASS U ME......

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kusellout 6 years, 6 months ago

Bring on the price drops. Maybe then I can afford something here. When will people learn that just because you paid a certain amount for something, it doesn't mean it's worth that price?

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Matthew Stoddard 6 years, 6 months ago

Price drops? Meaning working families can afford to live closer to work? Sounds like a plan! Plus, I'm still hoping for a nice Super Target or something to go in there, instead of driving all the way to Central Park Plaza all the time.

Real Estate, just like my comic book collection, is only worth what someone will pay for it. If someone finds a lower price for what they need, so be it. (and I'm one of those Silver Spur people) There's no guarantee real estate will increase your profit margin; you have to gamble on it just like the stock market or the casinos.

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housepoor 6 years, 6 months ago

Hmmmmmm sounds like a market approach to affordable housing..............The people will not stand for it!!!!!

So powderday, now you want the Gov to provide affordable housing to the minion while still protecting the value of the houses in town that people grossly overpaid for?

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outsiderlookingin 6 years, 6 months ago

Shouldn't have overpaid!!! Stop counting your chickens before they hatch!!! no guarantee if you buy low you will sell high!!!! OOOORRRR sell now get out quick the sky is falling oh dear what do we??????

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kusellout 6 years, 6 months ago

Buy your house as a place to live and not an investment, and you'll be much less disappointed in market fluctuations.

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skiday11 6 years, 6 months ago

There is no way to predict the chaos that will happen here in the next 30 years. This town in out of control.

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mtnkids 6 years, 6 months ago

Let's see...hwy 40 is already over capacity for a two lane road and they want to add another 14000 vehicle trips (by conservative estimates) per day. And I am so sure all of these residents will be riding the bus. How about water usage? I hope that the city thinks very carefully about what they are doing here.......

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424now 6 years, 6 months ago

Powderday,

I wonder how small a percentage of the population your opinion represents?

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oofcboy 6 years, 6 months ago

Dont forget about a quality built home ,it may have to last you the rest of your life, I live in south routt dont like driving to STEAMBOAT NOW. WE NEED BETTER HIGHWAYS

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sickofitall 6 years, 6 months ago

oofcboy, 131 is getting another 4 miles of improvements. Arent we all millionaires ONLY if we move?

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MtnWarlock 6 years, 6 months ago

.powderday says: Growth happens, but please phase this. We all watched the rapid growth of the early 80s in Steamboat. Streets and fire hydrants in an otherwise empty Fish Creek Falls area. True! I agree! There must be a phase in period. it's just good planning.

kielbasa says:

                   Price drops? Meaning working families can afford to live closer to work? Sounds like a plan! Plus, I'm still hoping for a nice Super Target or something to go in there, instead of driving all the way to Central Park Plaza all the time.
 The only thing I can say is that price drops are good for first time buyers. The land owner who has equity will loose. As the old saying goe's; He who holds the gold, makes the rules! There is a lot of gold holding in Steamboat that will dictate what happens.

kusellout says: Buy your house as a place to live and not an investment, and you'll be much less disappointed in market fluctuations. I believe truer words were never spoken however, you can only ignore the reality so long! My home is almost paid for! I doubt I will loose too much. Many who have purchased in the last 5 to 10 years may have to worry. it seems like there are many factors that develop that keep people from living in Steamboat. Cash is number one on that list. You either have it or you work like a communist slave to get it!

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letomayo 6 years, 6 months ago

sickofitall I'm not a millionare if I move and most aren't either. My house isn't worth a million dollars and won't be ever I think but we would all gain by selling and moving to Iowa or Missouri or some other out of the way place maybe. Kiel is right about collections and stuff only if you are willing to sell and there is a buyer do you get anything. I don't buy anything for what it might be worth to someone else my house is good for my family and I and same with my car and same with my other things. If you buy a house for an investment you can be in for a sad surprise later.

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freerider 6 years, 6 months ago

Does anybody really think that developers from Las Vegas give a damn about our community....NOT A CHANCE....take a look at what's going on in Vegas these days..nobody planned that they were going to run out of water...The impact from these vultures will be devastating...not only on the traffic which is already ridiculous but on the quality of life here. If you can't afford to live in Steamboat then move. STOP THE BRUTAL DEVELOPERS

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424now 6 years, 6 months ago

Freerider,

"If you can't afford to live in Steamboat then move. STOP THE BRUTAL DEVELOPERS"

Is it that you want this little valley all to yourself or are you watching the market and expressing the obvious concern?

Either way you are bound to disappointment. Whether the developers come from Vegas or Denver there will be development. You can't stop that but you can direct it. Get down to city hall.

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