HomeMy WebLinkAboutWATER'S EDGE @ RICHARD'S LAKE - MOD. OF STAND. - 58-86I - CORRESPONDENCE - (17)r
recreation facilities, neighborhood facilities, etc., and disperse these potential
land uses wherever they determine the uses best fit their overall development
plan while meeting the density requirements in the appropriate zoning district.
It is understood that a road along the north line of the Richard's Lake property
already exists. This road is owned and used by the East Larimer County Water
District for maintenance of their facilities in the area. At this time the City
of Fort Collins is not reviewing a development proposal for the Richard's Lake
property. Staff has seen a conceptual plan prepared by the developers' local
planning consultant; 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.
Thanks for providing questions and comments about the potential Water's
Edge Development. I have sent a copy of your letter and my response to the
potential developer in order to communicate your concerns.
Please call me at 221-6341 if you have additional questions or need further
assistance regarding this matter.
Sincerely,
/6 04,k-
Stephen Olt,
City Planner
cc: Cameron Gloss, Current Planning Director
Don Tiller, Vignette Studios
Skyland Meadows Developments, Ltd.
3
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Your first 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 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 in 1981, all residential development in the City,
regardless of location, was required to maintain a minimum of 3 dwelling units
per acre. With 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. As previously stated, the LMN District has a 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.
Your second concern/question relates to your understanding that there will be
larger estate homes, with open space, adjacent to the Hearthfire development.
You asked why would the larger homes be there but not south of Serramonte
Highlands? The reason that there could be larger lots, but not necessarily
larger homes adjacent to Hearthfire, is because that portion of the property is
in the UE District. As previously stated, the UE District has a density
requirement of a maximum of 2 dwelling units per acre, whether the
development plan is for a standard larger lot layout or for a cluster
development where the lots can be smaller and open space must be preserved.
Also, in the LMN District, where a 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 must be maintained, it would be possible to propose a layout
for development that includes larger lots in any portion of the property zoned
LMN as long as the density range for the entire development is being met.
Your third concern regards your understanding, based on information from a
source not identified in your letter, that the Richard's Lake property would not
be developed into high density housing. As previously stated, the property was
annexed into the City of Fort Collins in 1984 and any development proposal at
that time would have been subject to the minimum density requirement of at
least 3 dwelling units per acre as set forth in the LDGS. In a development of
that nature there could have been a variety of housing types and densities, as
long as the minimum density requirement was being met.
Your fourth concern/questions relates to the possible locations of different
elements of a development plan. The developers have the opportunity and right
to lay out a plan that proposes a variety of housing types, open space, trails,
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C m..tnity Planning and Environs n Services
Current Planning
City of Fort Collins
March 1, 2006
Donna Forney
1801 Serramonte Drive
Fort Collins, CO. 80524
Dear Ms. Forney,
I would like to respond to your concerns and questions expressed in your letter
dated February 27, 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.
281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020