HomeMy WebLinkAboutWATER'S EDGE @ RICHARD'S LAKE - MOD. OF STAND. - 58-86I - CORRESPONDENCE - (16)Please call me at 221-6341 if you have additional questions or need further
assistance regarding this matter.
Sincerely,
Stephen Olt,
City Planner
cc: Cameron Gloss, Current Planning Director
Don Tiller, Vignette Studios
Skyland Meadows Developments, Ltd.
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Your concern is related to potential new, higher density development adjacent
to existing low density development. The Richard's Lake property has been
within the City's Growth Management Area (GMA) boundary since the GMA
was originally adopted by City Council in 1980 and was part of a larger
annexation (Country Club North Second) into the City of Fort Collins in
January, 1984. Under the City's prior land use ordinance, the Land
Development Guidance System (LDGS) adopted by Council in 1981, all
residential development in the City, regardless of location, was required to
maintain a minimum of 3 dwelling units per acre. With Council's adoption of a
new Comprehensive Plan in the mid-1990's and adoption of the LUC in 1997,
the Richard's Lake property was placed primarily in the LMN District. Only a
small portion of the property on the west side was placed in the UE District.
The developer has the opportunity and right to lay out a plan for Water's Edge
that proposes a variety of housing types, open space, trails, recreation facilities,
neighborhood facilities, etc., and disperse these potential land uses wherever it
is determined the uses best fit the overall development plan while meeting the
density requirements in the appropriate zoning district. Please understand that
the developer has the right to propose larger lots on the northerly portion of the
property, even in the LMN District, provided the plan meets the density range
requirement of a minimum of 5 dwelling units per net acre of land and a
maximum of 8 dwelling units per gross acre of land, overall, for the portion of
the development that is zoned LMN. There is no need to rezone a portion of the
property to the UE District, or grant a modification or variance, just for the
purpose of including larger lots along the north property line.
At this time the City of Fort Collins is not reviewing a development proposal for
the Richard's Lake property. Staff has seen the same conceptual plan that was
prepared by the developer's local planning consultant and presented at the
neighborhood meeting on September 29, 2006; however, nothing has yet been
formally submitted to start the review process. At such time a development
proposal is received staff will review it against the rules, regulations, and
standards set forth in the City's LUC and Larimer County Urban Area Street
Standards. Ultimately the development proposal will have to go to a public
hearing in front of a hearing officer or Planning & Zoning Board, with a staff
recommendation, for a decision on the proposal. You will be notified by mail of
any future public meetings or public hearings on this matter.
Thank you for providing questions and comments about the potential Water's
Edge Development. I have sent a copy of my response to the potential developer
in order to communicate your concerns.
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Cu. _munity Planning and Environm__.ta_ -)ervices
Current Planning
City of Fort Collins
March 2, 2006
Patrick H. Renworth
Attorney at Law
215 West Oak Street, Suite 602
Fort Collins, CO. 80521
Dear Mr. Renworth,
I would like to respond to your concerns expressed in your two letters dated
July 22, 2005 and February 23, 2006 regarding the potential Water's Edge
Development, being the remaining portion of the previously planned Richard's
Lake Development south of Serramonte Highlands.
The potential developer, Skyland Meadows Developments, Ltd. of Greenwood
Village, Colorado, has expressed an interest in developing the remaining
undeveloped 105 acres of the Richard's Lake property. A proposal that was
presented at a neighborhood meeting on September 29, 2006 included about
394 dwelling units on the 105 acres. This would constitute an overall density of
about 3.75 dwelling units per acre in the "Water's Edge" project. The property
is largely in the LMN - Low Density Mixed -Use Neighborhood District, with the
westerly 24 acres in the UE - Urban Estate District.
• The City of Fort Collins Land Use Code (LUC) has a density range
requirement within the LMN District of a minimum of 5 dwelling units
per net acre of land and a maximum of 8 dwelling units per gross acre of
land.
• The UE District has a density requirement of a maximum of 2 dwelling
units per acre; however, there essentially are 2 ways to lay out an urban
estate development:
Standard lot layout with each lot being at least 1 / 2 acre in size;
or
Cluster development where the developers would have to
preserve at least 50% of the property as open space and cluster
the dwelling units together on smaller lots to maintain the
maximum of 2 dwelling units per acre for the entire property.
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281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020