The URL can be used to link to this page

Home My WebLink AboutREGISTRY RIDGE - AMENDED OVERALL DEVELOPMENT PLAN - 32-95C - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSTable 4 Trip Generation • Registry Ridge (582.DU) Daily A.M. Peak P.M. Peak Land Use Trips Trips Trips Trips Trips. in out in out PARCEL A - 17 SF DU 160 3 9 11, 6. PARCEL B Daycare 465 43 38 40 45 PARCEL C Commercial/Office - 3060 102 61 130 156. 5 Acres PARCEL D Patio/Town Homes - 565 7 35 35 118 96 DU PARCEL E - 30 SF DU 285 6 17 20 11 PARCEL F - 61 SF DU 775 15 45 53 28 PARCEL G Multi -Family - 68 DU 430 7 22 21 12 PARCEL H - E. School/500 St. 545 90 60 NOM NOM PARCEL I - Neighborhood Park - 6.0 Acres -- Primarily Internal PARCEL J - Private Rec Center - 31 Acres -- Primarily Internal PARCEL K - 36 SF DU 345 7 20 24 13 PARCEL L - 58 SF DU 555 it 32 38 20 PARCEL M - 34 SF DU 325 6 19 22 12 PARCEL N - Open Space - - - - - PARCEL O - 31 SF DU 295 6 17 20 11 PARCEL P - 96 SF DU 915 18 53 63 34 PARCEL Q - 35 SF DU 335 7 19 23 112 TOTAL 9,055 328 447 500 378 Table 3 Trip Generation Registry Ridge (588 DU) Daily A.M. Peak P.M. Peak Land Use Trips Trips Trips Trips Trips in out in out PARCEL A - 17 SF DU 160 3 9 11. 6 PARCEL B Daycare 465 43 38 40 45 PARCEL C Commercial/Office - 2120 73 52 90 103 3 Acres PARCEL D Patio/Town Homes - 565 7 35 35 18 96 DU PARCEL E - 30 SF DU 285 6 17 20 11 PARCEL F - 81 SF DU 775 15 45 53 28 PARCEL G Multi -Family - 74 DU 465 8 24 23 13 PARCEL H - E. School/500 St. 545 90 60 NOM NOM. PARCEL I - Neighborhood Park - 6.0 Acres -- Primarily Internal PARCEL J - Private Rec Center - 31 Acres -- Primarily Internal PARCEL K - 36 SF DU 345 7 20 24 13 PARCEL L - 58 SF DU 555 11 32 38 20 PARCEL M - 34 SF DU 325 6 19 22 12 PARCEL N - Open Space - - - - - PARCEL O - 31 SF DU 295 6 17 20 11 PARCEL P - 96 SF DU 915 18 53 63 34 PARCEL Q - 35 SF DU 335 7 19 23 12 TOTAL 8,150 - 300 440 -- 462 ----- 326 Table 2 Trip Generation Registry Ridge (604 DU) Daily A.M. Peak P.M. Peak Land Use Trips Trips Trips Trips Trips in out in out PARCEL A - 17 SF DU 160 3 9 11 6 PARCEL B Daycare 465 43 38 40 45 PARCEL C Commercial/Office - 3060 102 61 130 156 5 Acres PARCEL D Patio/Town Homes - 565 7 35 35 18 96 DU PARCEL E - 30 SF DU 285 6 17 20 11 PARCEL F - 81 SF DU 775 15 45 53 28 PARCEL G Multi -Family - 53 DU 335 6 17 16 10 PARCEL H - 37 DU 355 7 20 24 13. PARCEL I - Neighborhood Park - 6.0 Acres -- Primarily Internal PARCEL J - Private Rec Center - 31 Acres -- Primarily Internal PARCEL K - 36 SF DU 345 7 20 24 13 PARCEL L - 58 SF DU 555 11 32 38 20 PARCEL M = 34 SF DU - 325 6 19 22 12 PARCEL N - Open Space - - - - - PARCEL O - 31 SF DU 295 6 17 20 11 PARCEL P - 96 SF DU 915 18 53 63' 34 PARCEL Q - 35 SF DU 335 7 19 23 12 TOTAL 8,770 244 402 519 389 Table 1 Trip Generation Registry Ridge (610 DU) Daily A.M. Peak P.M. Peak Land Use Trips Trips Trips Trips Trips in out in out PARCEL A - 17 SF DU 160 3 9 11 6 PARCEL B Daycare 465 43 36 40 45 PARCEL C Commercial/Office - 2120 73 52 90 103 3 Acres PARCEL D Patio/Town Homes - 565 7 35 35 18 96 DU PARCEL E - 30 SF DU 285 6 17 20 11 PARCEL F - 81 SF DU 775 15 45 53 28 PARCEL G Multi -Family - 59 DU 370 6 19 18 11 PARCEL H - 37 DU 355 7 20 24 13 PARCEL I - Neighborhood Park - 6.0 Acres -- Primarily Internal PARCEL J - Private Rec Center - 31 Acres -- Primarily Internal PARCEL K - 36 SF DU 345 7 20 24 13 PARCEL L - 58 SF DU 555 11 32 38 20 PARCEL M - 34 SF DU 325 6 19 22 12 PARCEL N - Open Space - - - - _. PARCEL 0 - 31 SF DU 295 6 17 20 11, PARCEL P - 96 SF DU 915 18 53 63 34 PARCEL Q - 35 SF DU 335 7 19 23 12 TOTAL 7,865 215 395 481 337 W a It CM O o> cD cD 6 r- rn T 0 N . rn CD W 6 rn w z i a 0 z cc w w z L5 z 0 a 0 a z a H 4 U 1� MEMORANDUM MAR 2 0 RECI TO: Jim-McCory, Colorado Land Source City of Fort Collins FROM: Matt Delich DATE: March 20, 1997 SUBJECT: Registry Ridge trip generation (File: 9557MEM7) I have been requested to provide a series of trip generation calculations for various density and land use scenarios for Registry Ridge. The number of total dwelling units range from 582 to 610. The trip generation information is presented in Tables 1, 2, 3, and 4. In all of the tables, parcels A, B, D, E, F, I, J, K, L, M, N; 0, P, and Q remain constant. The changes on the remaining parcels are as follows: Table 1 Parcel Parcel Parcel Table 2 Parcel Parcel Parcel Table 3 Parcel Parcel Parcel Table 4 Parcel Parcel Parcel C - 3 Acre Commercial/Office G - 59 dwelling units H - 37 dwelling units C - 5 Acre Commercial/Office G - 53 dwelling units H - 37 dwelling units C - 3 Acre Commercial/Office G - 74 dwelling units H - Elementary School C - 5 Acre Commercial/Office G - 68 dwelling units H - Elementary School The daily trip generation ranges from 7865,to 9055. The most significant increase is caused by increasing the commercial/office parcel from 3 acres to 5 acres. It is important to note that some of the traffic generated by this parcel will be internal to the site. Also, a portion of this traffic is passby traffic which* is already--on-the --street system. With regard to the trip generation pertaining to the school, it is important to note that some of these trips will remain wholly within Registry Ridge. Mar-19-97 11:37A KIEF#OYD HOFFMANN 97003-5973 P.02 Members Planning and Zoning Board 1r Mike Ludwig City Of Fort Collins 300 LaPorte Avenue Fort Collins, CO 8OS24 re: Registry Ridge Dear Board Member: MAR 2 0 Rtc u March i9, 1997 VIA FACSIMILE we are writing to request that you place the Registry Ridge agenda Items scheduled for your March 24, 1997, meeting on the consent agenda. Presently, Registry Ridge Is the second item to be heard on the regular agenda. Unfortunately, because the WalMart project is scheduled first, it is quite possible that the Board will not even reach the Registry Ridge project. The Registry Ridge agenda item consists of an Amended overall Development Plan, and a Final Development plan for the first filing. The Amended Overall Development Plan and the Final Development Plan are the result of a cooperative .effort between the developer, DALCo Land Limited Liability Co., and Citizens for Sensible Community Planning, an organization of neighbors who live next to or near the Registry Ridge project. The developer and the neighbors, working with City staff, have worked for several months to reach a compromise acceptable to all. At this time, the developer, the neighbors and staff all support the proposed amended plans. We believe that the amended plans provide a high quality development that satisfies the concerns of the City and the neighbors. we fear that if the.item is not placed on the consent agenda, it will be another several weeks before the Board can reach the project. This delay could undermine the present agreement between the developer and the neighbors and frustrate the desire of the neighbors to know what will, be built on the Registry Ridge site. We strongly encourage you to place the Registry Ridge matter on the consent agenda. Thank you for your consideration. ` �%% ..-Y� LI . YL., i �c C • rrta rl LeAnn Thieman, President Michael M. Shultz Citizens for Sensible Community Planning Attorney for LeAnn Thieman and Citizens ILBY ROAD m� Irk .I I ■■■■■■■ •� rilillim .fiia.aao� INITIAL PHASE OF REGISTRY RIDGE 4 N NO SCALE I(j) Icl.J W C6 TRILBY RD. REGISTRY RIDGE PUD OVERALL DEVELOPMENT PLAN A& N NO SCALE APPLNDIX A Table 2 Short Range Peak Hour Operation Level of Service Intersection AM PM Shields/Trilby (signal) B B Trilby/Ranger (stop sign) NB LT/T/RT A A SB LT/T/RT A A EB LT A A WB LT A A Shields/Truxtun (stop sign) EB LT C C EB RT A A NB LT A A Shields/Bon Homme Richard (stop sign) EB LT C C EB RT A A NB LT A A Table 3 Long Range Peak Hour Operation Level of Service Intersection AM PM Shields/Trilby (signal) B C Trilby/Ranger (stop sign) NB LT/T/RT B B SB LT/T/RT B B EB LT A A WB LT A A Shields/Truxtun (stop sign) EB LT E E EB RT A A NB LT A A Shields/Bon Homme Richard (signal) B B LONG RANGE GEOMETRY Figure 4 0/5 LO Z r" —155/320 55/155 0/5 250/200 Ln � i� 35/25 —� o z LO v Ww (9 > 6 C Q AM / PM Rounded to the Nearest 5 Vehicles. 110 60 185/1130 �- 95/95 —� r \L Im TRUXTUN DRIVE 70/55 —r 20/20 130/195 100/250 /-- 90/240 ) f r nLO M N n 00o rn to LO Ln C� r-1 O LO rn u7 00 o � n I f� f 5/25 --- N N 0 w x o CO LOC4 BON HOMME LCD RICHARD DRIVE 140/200 ) f 40/35 o 0 co r-) o co v LONG RANGE PEAK HOUR TRAFFIC N Figure 3 SHORT RANGE GEOMETRY Figure 2 0/5 "' Z "' 1-- 75/140 r- 15/45 5 � 150 90 --r 5/10� � Ln LOzto ww 0> ao AM / PM Rounded to the Nearest 6 Vehicles. TRILBY ROAD 0 r, ,, 105/100 Lo � 55/130 ,-- 50/65 40/15 � 110/75 o 40/25 --� Cato o �LO N LO r, V) 0 n �o Loto TRUXTUN DRIVE 40/25 - } 15/10 Ln o L LOD 0 Ln H W co 0 w COLo BON HOMME o y RICHARD DRIVE 30/20 -� f 10/5 o rn LC4 LO O 00 00 SHORT RANGE PEAK HOUR TRAFFIC 4 N Figure 1 Table 1 Trip Generation Daily A.M. Peak P.M. Peak Land Use Trips Trips Trips Trips Trips in out in out PARCEL A - 31 SF DU 295 6 17 20 11 PARCEL B Daycare/Church 650 52 43 48 52 PARCEL C Commercial/Office - 4480 138 43 191 252 82.8 KSF PARCEL D Patio/Town Homes - 585 8 37 36 19 100 DU PARCEL E - 30 SF DU 285 6 17 20 11 PARCEL F - 81 SF DU 775 15 45 53 28 PARCEL G Multi -Family - 55 DU 345 6 18 17 10 PARCEL H Elementary School - 545 90 60 NOM NOM 500 Students PARCEL I Neighborhood Park - 6.0 Acres -- Primarily Internal PARCEL J Private Rec Center - 31 Acres -- Primarily Internal PARCEL K - 36 SF DU 345 7 20 24 13 PARCEL L - 60 SF DU 575 11 33 40 21 PARCEL M - 32 SF DU 305 6 18 21 11 PARCEL N - 68 SF DU 650 13 37 45 24 PARCEL 0 - 29 SF DU 275 6 16 19 10 PARCEL P - 96 SF DU 915 18 53 63 34 PARCEL Q - 47 SF DU 450 9 26 31 16 TOTAL 11,475 391 483 628 512 W operate acceptably. Acceptable operation is defined as level of service D or better. Figure 2 shows the short range geometry at the key intersections in a schematic form. Details regarding the turn lanes are provided in engineering drawings prepared by Northern Engineering Services, Inc. Figure 3 shows the forecasted long rang peak hour traffic at the key intersections. This forecast indicates that signal warrants will be met at the Shields/Bon Homme Richard intersection. This is consistent with the previous studies. The traffic assignment indicates a right-in/right-out access to the commercial parcel from Shields Street. This is consistent with the ODP. Since this portion of the ODP is slated for a time period beyond the year 2000, it is recommended that it be addressed in future traffic studies. From an operational perspective, this access will operate acceptably. However, the City will likely require justification that is more appropriate when more definitive land uses are put forth on this parcel. Table 3 shows the peak hour operation at the key intersections. Calculation forms are provided in Appendix C. All intersections will operate acceptably overall. Minor street left turns at the Shields/Truxtun intersection will operate, at level of service E during the peak hours. This operation is considered to be normal. These left .turns have alternative routes through signalized intersections. Figure 4 shows the long range geometry at the key intersections in schematic form. Details regarding the turn lanes are provided by Northern Engineering Services, Inc. Conclusion It is concluded that the key intersections will operate acceptably in both the short and long range futures. Signals will be warranted at the Shields/Trilby intersection at/before the short range future is reached. Signals will be warranted at the Shields/Bon Homme Richard intersection at/before the long range future is reached. Geometric improvements should be made to both Trilby Road and Shields Street that are consistent with that indicated in Figures 2 and 4 in the respective short and long range futures. Additional traffic analyses should be performed when additional information is known regarding future land uses on the commercial parcels. 4 00 co 0 Co 0 0 cc 0 U 0 J 1;1 ■ v cQ 0 o> Co cD 0 rn u_ CD 0 N d) CD 0 0 r- rn w z 0 x a a z M W W z a z 111 0 a 0 IL U) z a H ad U LL a x H MEMORANDUM TO: Jim McCory, Colorado Land Source Frank Vaught, Vaught*Frye Architects Fort Collins Staff FROM: Matt Delich� DATE: September 11, 1996 SUBJECT: Registry Ridge traffic study addendum (File: 9557MEM2) This memorandum serves as an addendum to the "Dalco PUD Site Access Study," June 1995, and the memorandum "Response to comments on the Dalco PUD Site Access Study," September 5, 1995. Since those documents were produced, the site plan has changed and the name of the project was changed to Registry Ridge. Land uses changed slightly and one access to Trilby Road was eliminated. New traffic counts were not requested as part of this addendum, however, the City is intending to conduct counts at the Shields/Trilby intersection as part of a traffic signal warrant study. The overall development plan for Registry Ridge is shown in Appendix A, page 1. The initial phase of Registry Ridge will be comprised of the north portion of the site as shown in Appendix A, page 2. Table 1 shows the trip generation for the entire Registry Ridge ODP. The initial phase will be comprised of Parcels A, E, F, Q, and part of P. These are considered in the short range analysis. The long range analysis covers full development of the Registry Ridge ODP. The initial development will be comprised of 229 single family dwelling units. These are expected to generate 2185 average weekday trip ends. This is less than the short range trip generation from the cited studies. Full development of the Registry Ridge ODP is forecasted to generate 11,475 average weekday trip ends. This is almost the same trip generation as calculated in the original traffic study. It is important to note that some of these trip ends will remain internal to Registry Ridge. Approximately 30 percent of the trips generated by the elementary school, the day care, and the commercial portions of. Registry Ridge will likely remain Internal to the site. Figure 1 shows the forecasted short range peak hour traffic at the key intersections. This forecast indicates that signal warrants will be met at the Shields/Trilby intersection. The City study 'may indicate that signal warrants are already met. Table 2 shows the peak hour operation at the key intersections. Calculation forms are provided in Appendix B. All intersections are expected to - Table','2 — - - Trip.Generation`:'.- .. __. __... for the February-l-R97. Plan-for-.-Registry`=Ridge--- - - - --, Daily.- A.M .Peak P.M.. Peak Land Use Trips Trips., Trips., Trips Trips . in out in out PARCEL A - 15 SF DU 145 3 8 10 5 PARCEL B Daycare 465 43 38 40 45 PARCEL C Commercial/Office - 2120 73 .52 90 103 3 Acres PARCEL D Patio/Town Homes = 350 5 22 22 11. 60 DU PARCEL E - 30 SF DU 285 6 17 20 11 PARCEL F - 81 SF DU 775 15 45 53 28 PARCEL G Multi -Family - 95 DU 595 10 31 29 17 PARCEL H - 37 DU - -. 355 - - 7 - -20'- -- -- 24 13 PARCEL I - Neighborhood Park - 6.0 Acres --Primarily Internal. PARCEL J - Private Rec Center -'31 Acres -- Primarily Internal .. PARCEL K - 36 SF DU 345 7 20 24 13 PARCEL L -.60 SF DU 515 11 33 40 21 PARCEL M - 32 SF DU 305 6 18 - 21 11 PARCEL N - Open Space - - - - - PARCEL 0 - 29 SF DU 275 6 16 19 10 PARCEL P - 96 SF DU 915 18 53 63 34 PARCEL Q - 47 SF DU -450'' 9 26 31 16 TOTAL 7,955 219 399 486 338 ,. ;> r t 1 ----- --- -- for the September :1996`:Plan for: Registry Ridge- - - - Daily A.M. Peak P.M. Peak Land Use _Trips Trips Trips Trips Trips in out in out PARCEL A - 31 SF DU .295 6. 17 20 11 PARCEL B Daycare/Church 650 52 43 48 52 PARCEL C Commercial/Office - 4480 136 43 191 252 82.8 KSF PARCEL D Patio/Town Homes - 585 8 37 36 19 100 DU PARCEL E - 30 SF DU 285 6- - 17 20- PARCEL F - 81 SF DU 775 15 45 53 28. 'PARCEL G Multi -Family - 55 DU. 345 6 18 17 10 PARCEL H - Elementary.School - 5.45 90 60 NOM NOM 500 Students PARCEL I - Neighborhood Park - 6.0 Acres -- Primarily Internal PARCEL J -.Private Rec Center - 31 Acres -- Primarily Internal PARCEL K - 36 SF DU 345 7 20 24 13 PARCEL L - 60 SF DU 575 11 33 40 21 PARCEL M.- 32 SF DU 305 .6 18 21 11 PARCEL N - 68 SF DU 650 13 37, 45 24 PARCEL O - 29 SF DU 275 6 16 19 10 PARCEL P - 96 SF DU 915 18 53 63 34 PARCEL Q - . 47 SF DU 450- ._ .. - 9 _26 - ---- 31 = -16 TOTAL 11,475 391 -483 --628--- 512 a DATE: LL MEMORANDUM Jim McCory, Colorado Land Source Frank Vaught,- Vaught*Frye Architects City of'Fort Collins Matt Delich February-4, 1997 SUBJECT... Registry Ridge traffic study addendum (File: 9557MEM4) - CD O d) This memorandum is a traffic study addendum for the CD Registry Ridge PUD, located in the southwest quadrant of the o Shields/Tribly intersection in Fort Collins. A traffic study ("DALCO PUD'Site Access Study," June 1995) and a Registry Ridge traffic study addendum (September 11, 1996) were oprepared for this project. This memorandum compares the trip a generation for the current plan to the former plan. A reduction in the number of dwelling units and intensity of non-residential uses at Registry Ridge have been proposed. City staff requested a trip generation comparison of the two .plans. The Registry Ridge plan in the 9/14/96 memorandum showed 665 dwelling units, a school site, a church/day care. site, a commercial site, and recreation/park sites. The new plan shows 608 dwelling units, a day care site, a commercial site, .and recreation/park/open sites. Table 1 shows the trip generation for the former land uses- from the 9/14/96 memorandum. Table 2 shows the .trip generation for the new land uses for the current plan for Registry Ridge. The trip generation for the new plan is less than that calculated for z the former plan. The commercial use (C) was analyzed as a 3 wacre parcel. If Parcel C is a 5 acre parcel, the number of Z dwel-ling units in Parcel G would be 91 rather than 95. The z combination of these changes would increase the daily trip LU generation shown in Table 2 by 915. With this change, the Z trip generation for the new plan is still less than that a calculated for the former plan.Due to some changes .in the ointerior road network and the reduction in trip .generation, a it is expected that the volumes at the access to Tribly Road Zn Z and the .south access to Shields Street would be reduced, while � the volumes at the north access to Shields Street would remain the same compared to previous studies. df M A comparison of the daily and peak hour trip generation LL ----in Tables l and 2 indicates that there is approximately a-30 percent reduction in the trip generation. It is concluded that the traffic impacts- related to Registry Ridge, were ---__--_adequate.l-y-addressed--isn=the--tra-f-f--ic--study--=and--the 9/-14-/96----------- addendum for this development. w w .CC co The Applicant and the Neighbors have worked hard to set aside a lengthy, adversarial. process in favor of creating a plan which we believe better addresses compatibility, density, open space, landscaping, transportation and design issues. The plan as proposed is supported by City Staff, the Neighbors and the Applicant, and we urge your approval of the same. By: Land _ Mr Mike -Ludwig ':March 10, 1997 Page 3 Open Space Purchases The Preliminary Plan for Registry Ridge achieved points on the Residential Density Chart for dedicating off -site open space to the City. A 71-acre parcel, along with a 31..89-acre parcel illustrated on the attached Exhibit 1 as Parcels 1 and 3, respectively, were deeded to .the City and placed in an irrevocable escrow pending final plan approval. Another 47.22-acre parcel (Parcel 2 on the attached Exhibit 1) was dedicated to the City and put into an irrevocable escrow in connection with the Shenandoah Preliminary PUD, approved by the Board in 1996 and scheduled for final approval in March or April of this year. The sale to the City of the 43-acre site (Parcel 4 on the attached Exhibit 1) embodied in the purchase.contracts referenced in (7) above. completes the acquisition of the approximately 200- acre area designated as a priority purchase in the City's Natural -Areas Plan. In addition, the new contract with the City to purchase Parcel N of Registry Ridge allows the City to preserve an area designated in the Corridor Plan and in the Structure Plan as desirable open - space. The elimination of Parcel N and the dedication of the park site within Registry Ridge allow the Applicant to reduce overall densityin the project while still maintaining the required 3 dwelling units per acre.. The Natural Resources Department and both the Natural Resources Board and the Parks and Recreation Board have unanimously recommended approval of all of the. dedications and purchases. Dismissal of.the Lawsuit After several months of discussion, the Applicant and the Neighbors are in agreement and recommend to the Board the ODP Amendment and the Final Plan for Registry Ridge with thefeatures described above: If both are approved by the Board, the Applicant and the Neighbors will file a joint motion with the District Court to dismiss -the lawsuit. We request that the ODP Amendment and the Final Plan be . discussed together since the sole purpose of the ODP Amendment is to accommodate the agreed -upon revisions incorporated into the Final Plan. The Applicant proposes the ODP Amendment "solely to provide a means to accommodate the Neighbors' concerns in a revised --plan, and thus, the ODP Amendment should only be approved if the - - Board desires- to.approve the Final Plan. If the Board does not ;.approve the Final Plan, the Applicant will file a new Final Plan consistent with -the approved Preliminary- -Plan- as -to --density_- --layout__-__:___ Mike- Ludwig . March ..10,, •1997 - Page-- 2 - - the.,- fi•1ed briefs: Prior to the scheduled: date of such oral argument, at the initial request of the- Neighbors,, a series of discussions were held between the Applicant and the Neighbors to explore possibilities for a settlement of the lawsuit. A Memorandum of Understanding was executed January 9, 1997, and oral argument .on the briefs was postponed to give the parties the opportunity to negotiate a settlement agreement. A settlement agreement, has now been reached between the Applicant and the Neighbors. Settlement. Agreement The most difficult issue to resolve has been density. Initially, the Neighbors wanted the Applicant to seek a density variance with the Final Plan, something the City staff would not support. The Applicant and the,Neighbors then focussed.on other ways to achieve a better plan which is more compatible with the. area. The central components of.both the Settlement Agreement and the proposed ODP Amendment and Final Plan are as follows: (1) The density on the northern parcels closest .to the Neighbors is- reduced, and the remaining lots are increased in size; (2) A greater buffer is provided between the larger lots in Registry Ridge and Trilby Road; (3) A landscape plan was developed working with the Neighbors to provide a treelined streetscape with a split rail fence and natural, landscaping in the buffer area with rolling, intermittent berms; (4) Ranger Drive is realigned to.minimize traffic flow.into the neighborhood north of Trilby Road; (5) The commercial area shown on the ODP is reduced .from 9.5 acres to a range of 3 to 5 acres, (6) The Applicant and the Neighbors are working. with Engineering and Light.and Power to develop an appropriate lighting plan along. Trilby Road and within the large -lot area of. Registry Ridge; and (7) The Applicant has converted option agreements with the. City into binding contracts for the purchase by the City of Parcel N of Registry Ridge and an additional 43-acre -- =---_ --- ---- site --located-at---the-southeast-corner-*of=Trilby -Road---and--'- - == ,Shields Street to be preserved as open.space areas. MARCI1 &-MYATT,- P.C. -- - - -- -- '- - - - - ATTORNEYS AND COUNSELORS AT LAW - ARTHUR E. MARCH, JR. 110 EAST OAK. STREET _ _,_RAMSEY.' D. MYATT FORT COLLINS, COLORADO-80B24-2880 .- ___-__ROBERT W. BRANDES, JR. '. _ _ - `- - RICHARD S. GAST. (970) 482-4322-- _ LUCIA A. LILEY TELECOPIER (970) 482-3038 J. BRADFORD MARCH ' LINDA S. MILLER March 10,, 1997 ' . J,EFFREY J. JOHNSON MATTHEW J. DOUGLAS A RT H U R E. MARCH 1909-1981 - MAILING ADDRESS: - - P.O. BOX 469 FORT COLLINS, CO 8OS22-0469 Mr. Mike Ludwig, Planner Current Planning Department. City of Fort Collins VIA HAND DELIVERY 281 North College Avenue Fort Collins, Colorado RE: Registry.Ridge ODP Amendment and Final PUD Dear Mike: This letter is written on behalf of both Dalco Land Limited Liability Company, the applicant and co-defendant with the City of Fort Collins in the lawsuit involving Registry Ridge . ("the Applicant"), and LeAnn Thieman and the Citizens for Sensible: Community Planning, neighbors in the vicinity of the development and plaintiffs in the lawsuit (collectively, the "Neighbors"). ..__ We wish to explain changes in -the plan which have occurred since preliminary approval and.the context in which we are seeking approval of the ODP Amendment and the Final Plan with such changes. Because a number of new Planning and Zoning Boardmembers have been appointed since the ODP and the Preliminary Plan were initially approved on December 11, 1995, a summary of the Regi-stry Ridge PUD is particularly necessary.. Background The ODP and the Preliminary Plan were approved by the Board on a 4-3 vote over the strong objections of the Neighbors, based largely on issues of density and traffic volumes. Although the density proposed was only slightly over the City's.required 3 dwelling units per acre, the Registry Ridge property is adjacent to considerable dedicated open space areas and large -lot. County development, and. the Neighbors believed this density to be incompatible with surrounding uses. The ODP and. the Preliminary Plan approvals were appealed to the City Council. At the hearing, the Council, on a 4-3 vote, voted to uphold the approval of the ODP and to overturn the -approval of the Preliminary Plan._ The -Council- later decided to reconsider its decision and voted 4-3 to uphold both approvals. The --Neighbors then filed suit against the City and --the Applicant, ==- seeking=`-to==overturn-these -approvals.-The==only-action-reinan'ng -in--- -;= ==: the lawsuit prior to a District Court decision is oral argument on PLANNING &•ZONING APPROVAL r OWNER'S CERTIFICATION WETLANDS ti o.r•�..r.s.P�M , M7vwr� tp wee _ VICINITY MAP w. meee 1 y LavaelBlfr �amvlu. mc - -y R�vu .rwl ' efe�mr..0 • rop. EE)Ct / \ lPeipel� F E m.N 1 LOIIJg1Y 1lLOpTY �r FFpp+ r41� ffff! •• � p4ee 1 I U — tOrmlYtY ly — M/YeL 7 mu.e IMLN - B m.N •� �% cn .ee wem.nw uQm a� VAVGHT PROJECT STATISTICS PROJECT NOTES "' "' " f— YE LEGAL DESCRIPTION _ l[n. •dl�n Anf�n��4 W111 ��_ _ __ wr^.—.r—... ��ff__ ie.IRILL�PwICl � • ^ r u uuivme'�" i" r oevaamsrr. in _ _.:.LL'_—_�'�•��=^. � � s ter.— �. —• r.Ww_=az- Registry Ridge P.U.D. Overall Development Plan FL Colons, Colorado ItiS�� r ^-�^ T'l PU t*4NO • ZC*MGYAPPROVAL OWNER'S CERTFICATION w xam~w.w WETLANDS De. a:.�.Y �y'Ye oon IerT crerlenre nld ul.ls fm JRL •fin le..•Ysrloma u nu.Y le+ GTYO.L/t.Yi D IiA.RrAPInK M xe - .M • 1iYMR�'.Ina lees Y u YiM• • wn F1 �.Iswna e Y 111n• 1 NtlWafuW 1'Ji O - �- J 1lilYIOIIY Y -- s Isw.nrls.nu� Y a. u.n il�lsc�`«n .0 ars.n,n R1Y H>rJ�Y AObM• - •• lwY.a.nY a.0 o' P K IdYRI.I L r� .YY , LEGAL DESCRIPTION wwo*rr Y.1Y, C•L � _ IYM • �/ H PROJECT NOTES F ii to �j I' M .IYY • - .II.Y , A nY..dl/ QRL O 10.4fIY ' rA+..Yar v Iona E/ oa duns nn VAUCHT ,.wa uY r wwos rzro w'1 fm 7L 9fin MA JSL qw ® 3!L mw Y _W1. Vl W1 .limit w ntN1 n Registry Ridge P.U.D. - - - Amended Orera D•vokpmsnt Plan v.. 1... >W Ft CD•o. Cd .d0 ••••• 0 o. xn Reaistry Ridae Overall Devela Registry Ridge Amended ODP, #32-95C March 24, 1997 P & Z Meeting Page 8 1,000 feet east of its location on the existing ODP. Two collector street access points to South Shields Street are proposed on the northern one third of the property. Two future connections are shown along the western edge of the property should the property to the west develop in the future. The traffic study that was submitted with this Amended ODP application is attached. There have been some revisions to the total dwelling unit counts since the application was submitted. While the total vehicle trip numbers will vary slightly, the technical analysis of levels of service at surrounding intersections and required improvements does not change. A vehicle trip generation memo from the applicant's traffic engineer reflecting the revised dwelling unit counts will be distributed prior to the Planning and Zoning Board Hearing. The street layout and traffic volumes projected for the Amended Overall Development Plan remain in compliance with the City's Transportation Policies. On -site improvements to Trilby Road and Shields Street will be required as well as off -site improvements to Shields Street from Trilby Road to approximately Clarendon Hills at the developers expense. FINDINGS OF FACT/CONCLUSION: The Registry Ridge Amended Overall Development Plan, #32-95C remains in conformance with the City's Comprehensive Plan. 2. The Registry Ridge Amended Overall Development Plan, #32-95C meets the minimum gross density requirement of 3 dwelling units per acre. 3. The Registry Ridge Amended Overall Development Plan, #32-95C remains compatible with surrounding development. 4. The Registry Ridge Amended Overall Development Plan, #32-95C is in conformance with the advisory document entitled The Plan for the Region Between Fort Collins and Loveland. 5. The Registry Ridge Amended Overall Development Plan, #32-95C street layout and projected traffic volumes remain in compliance with the City's Transportation Policies. RECOMMENDATION: Staff recommends approval of the Registry Ridge Amended Overall Development Plan, #32-95C. Registry Ridge Amended ODP, #32-95C March 24, 1997 P & Z Meeting Page 7 Development Plan. This area is also designated as "proposed open lands" on the Preferred Land Use Scenario Map of The Plan for the Region Between Fort Collins and Loveland. Prior to the Planning and Zoning Board's December 11, 1995 consideration of the Registry Ridge ODP and Preliminary PUD the applicant placed the deed for southern 103 acres of that property into escrow for delivery to the City of Fort Collins at no cost for public open space. A portion of the remaining 99 acres to the north is proposed to be dedicated as part of the Shenandoah PUD and the Natural Resources Department has options to purchase any remaining acreage. The Registry Ridge Amended ODP is in compliance with the Plan for the Region Between Fort Collins and Loveland and also allows the City further opportunity to implement the policies of that plan on adjacent properties. 5. Neighborhood Compatibility: The Planning and Zoning Board (and the City Council on appeal) determined that the existing Registry Ridge Overall Development Plan was compatible with the surrounding neighborhoods. As stated in the attached letter dated March 10, 1997 which is jointly signed by Lucia Liley (on behalf of the Applicant) and Michael Schultz (on behalf of the Plaintiffs) the Amended ODP request is a reflection of the Applicant and Neighbors desire to "set aside a lengthy, adversarial process in favor of creating a plan we believe better addresses compatibility, density, open space, landscaping, transportation and design issues." City Staff recommends that the proposed Amended ODP remains compatible with the surrounding neighborhood. 6. Desi n: The Registry Ridge Amended Overall Development Plan consists of seventeen parcels. The layout of the parcels shows the low -density, single-family residential uses along the northern and western perimeters of the site. Higher intensity uses such as medium density residential, multi -family residential, commercial/office, day care, and school uses are placed in the interior of the development and along South Shields Street. In addition to placing the lowest density single-family residential (Parcel A - 1.07 du's/acre) along the northern property line (the south side of Trilby Road and south of the Mountain Valley Acres County Subdivision) the applicant is proposing a open space buffer between Trilby Road and the rear property lines that is a minimum of 200' wide. The southern portion of the property is to be purchased by the Natural Resources Department for Public Open Space as recommended by The Plan for the Region Between Fort Collins and Loveland. Internal bike/pedestrian paths connect the residential uses to proposed public facilities within the development as well as to bike lanes along Trilby Road and Shields Street. 7. Transportation: The single collector street access to Trilby Road is proposed to be moved approximately Registry Ridge Amended ODP, #32-95C March 24, 1997 P & Z Meeting Page 6 Policy 3a- The City shall promote maximum utilization of land within the city. Policy 43f- Encourage landscaping of open spaces with appropriate native or drought resistant varieties of vegetation along with attractively developed green areas to provide a balanced and pleasing city scope. Policy 56- Within the floodway, as defined by Federal Insurance Administration studies, adopted by the City, the City shall encourage light recreational and open space uses. Policy 75 - Residential areas should provide for a mix of housing densities. Policy 79 - Low -density residential uses should locate in areas: d. Within walking distance to an existing or planned neighborhood park and within easy access to a community park (proposed neighborhood park on Parcel I will be dedicated to the City at no cost); and e. In which a collector street affords the primary access. In addition, Policy 79c encourages Low -density residential uses to locate in areas within walking distance to an existing or planned elementary school. The applicant is proposing a school site on Parcel H. However, the Thompson Valley School District has not committed to building a school on this site at this time. The applicant is also pursuing the potential for a private school. The applicant's agreement with the neighbors is that Parcel H is to be reserved for a school site for a period of 10 years. If no school locates on the property within 10 years, Parcel H may be used for the secondary use of 37 dwelling units. Staff recommends that the Registry Ridge Amended Overall Development Plan, #32-95C remains in conformance with the Comprehensive Plan. 4. Plan for the Region Between Fort Collins and Loveland The Plan for the Region Between Fort Collins and Loveland, an advisory document, designates the northern two-thirds of the Registry Ridge Amended O.D.P. as "residential cluster development" on the Preferred Land Use Scenario Map. The southern one-third of the property is designated as "proposed open lands". As noted on the Amended ODP the Natural Resources Department has entered into a binding agreement with the developer to purchase Parcel N for public open space. There are 201 acres of land on the east side of Shields Street south of Trilby Road that are currently designated for manufactured housing, multi -family residential, convenience center/office and medium density residential uses on the Ridgewood Hills Overall Registry Ridge Amended ODP, #32-95C March 24, 1997 P & Z Meeting Page 5 J Recreation Center K Single-family residential L Single-family residential M Single-family residential N Public open space O Single-family residential P Single-family residential Q Single-family residential Private Open Space Maximum Total Residential 3.1 acres 9.5 acres 36 3.79 du/acre 13.7 acres 58 4.23 du/acre 7.0 acres 34 4.85 du/acre 32.1 acres -- --------------- 8.2 acres 31 3.78 du/acre 22.4 acres 96 4.29 du/acre 18.8 acres 35 1.86 du/acre 44.2 acres -- --------------- 203.3 acres 610 3.00 du/acre (Parcels A,B,D,E,F,G,H,J,K,L,M,O,P,Q [no school and Parcel C at 3 acres]) Minimum Total Residential 194 acres 582 3.00 du/acre (Parcels A,B,D,E,F,G,J,K,L,M,O,P,Q [school and Parcel C at 5 acres]) Total Acreage 244.4 acres Prior to the Planning and Zoning Board's December 11, 1995 consideration of the Registry Ridge ODP and Preliminary PUD the applicant placed the deed for an approximately 6.0 acre park site (Parcel 1) into escrow for delivery to the City of Fort Collins at no cost for a neighborhood park. As noted on the Amended ODP the Natural Resources Department has entered into a binding agreement with the developer to purchase Parcel N for public open space. The Thompson Valley School District has not committed to developing a school site on Parcel H of the Registry Ridge Amended Overall Development Plan. The applicant is also pursuing the potential for a private school. The applicant's agreement with the neighbors is that Parcel H is to be reserved for a school site for a period of 10 years. If no school locates on the property within 10 years, Parcel H may be used for the secondary use of 37 dwelling units. 3. Comprehensive Plan: Section 29-526 F (3c) of the City Code states: "The overall development plan will not be reviewed on the basis of the specific design standards and criteria contained in this section (the LDGS), but rather on the basis of conformance with the City's Comprehensive Plan." The mix of densities and proposed land uses of this O.D.P. request are supported by the following policies of the Land Use Policies Plan (LUPP): Registry Ridge Amended ODP, #32-95C March 24, 1997 P & Z Meeting Page 4 Parcel Land Use Gross Acreaae D.U's Densily I Neighborhood Park 6.0 acres -- -------------- J Recreation Center 3.1 acres -- -------------- K Single-family residential 9.5 acres 36 3.79 du/acre L Single-family residential 13.7 acres 60 4.38 du/acre M Single-family residential 7.0 acres 32 4.57 du/acre N Single-family residential 32.1 acres 68 2.12 du/acre (secondary use: open space) -- --------------- O Single-family residential 8.2 acres 29 3.54 du/acre P Single-family residential 22.4 acres 96 4.29 du/acre Q Single-family residential 18.8 acres 47 2.50 du/acre Private Open Space 44.2 acres -- --------------- Maximum Total Residential 228.9 acres 702 3.07 du/acre (Parcels A,B,D,E,F,G,H,J,K,L,M,N,O,P,Q) Minimum Total Residential 189.5 acres 597 3.15 du/acre (Parcels A,B,D,E,F,G,J,K,L,M,O,P,Q) Total Acreage 244.4 acres The proposed Registry Ridge Amended Overall Development Plan, #32-95C consists of the following parcels and land uses: Parcel Land Use Gross Acreaae D.U's Density A Low -Density residential 15.8 acres 17 1.07 du/acre B Daycare facility 3.0 acres -- -------------- C Commercial/office 3 -5 acres -- -------------- D Medium -Density Residential 14.4 acres 96 6.66 du/acre E Low -Density residential 8.0 acres 30 3.75 du/acre F Low -Density residential 16.4 acres 81 4.94 du/acre G Multi -family residential 9.5 -11.5 acres 53-74 5.58-6.43 du/acre H School site 7.3 acres -- -------------- (secondary use: single-family residential) 37 5.07 du/acre I Neighborhood Park 6.0 acres -- -------------- Parcel Land Use Gross Acreage D.U's Density Registry Ridge Amended ODP, #32-95C March 24, 1997 P & Z Meeting Page 3 COMMENTS Back, rq ound: The surrounding zoning and land uses are as follows: N: FA-1; Trilby Road, existing county residences (Mountain Valley Acres Subdivision), Cathy Fromme Prairie Open Space. S: FA-1; existing county rural residential, approved residential (McKee Charitable Trust Preliminary Plat\PUD Master Plan) E: FA-1; existing county rural residential. LMN; Shields Street, planned/undeveloped residential (Ridgewood Hills O.D.P.) proposed to be open space, Burlington Northern Railroad. W: FA-1; existing rural residential, vacant. This property was annexed into the City as part of the Trilby Heights Fourth Annexation on October 20, 1981 and the Trilby Heights Fifth Annexation on November 3, 1981, and is zoned LMN, Low Density Mixed Use Neighborhood on the CityPlan zoning map. On December 11, 1995 the Planning and Zoning Board approved the Registry Ridge Overall Development Plan, #32-95 by a vote of 4-2. The City Council upheld the Board's decision on appeal by a vote of 4-3 on March 5, 1996. The Planning and Zoning Board is also considering the Registry Ridge PUD, First Filing (Phases 1-5), Final, #32-95B on March 24, 1997. 2. Land Use: The existing Registry Ridge Overall Development Plan allows the following parcels and landuses: Parcel Land Use Gross Acreage D.U's Density A Single-family residential 15.8 acres 31 1.96 du/acre B Daycare facility 3.0 acres -- -------------- C Commercial/office 9.5 acres -- -------------- D Patio homes/townhomes 14.4 acres 100 6.94 du/acre E Single-family residential 8.0 acres 30 3.75 du/acre F Single-family residential 16.4 acres 81 4.94 du/acre G Multi -family residential 5.0 acres 55 11.0 du/acre H School site 7.3 acres -- -------------- (secondary use: single-family residential) 37 5.07 du/acre Registry Ridge Amended ODP, #32-95C March 24, 1997 P & Z Meeting Page 2 remains compatible with surrounding development; and is in conformance with the advisory document entitled The Plan for the Region Between Fort Collins and Loveland; and remains in compliance with the City's Transportation Policies. 1 ITEM NO. 1 S MEETING DATE 3/24/97 ' STAFF Mike 1 ittlwi 9 City of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Registry Ridge Amended Overall Development Plan, #32-95C. APPLICANT: Vaught -Frye Architects 1113 Stoney Hill Drive Fort Collins, CO 80525 OWNER: Dalco Land, L.L.C. 8101 E. Prentice Avenue, Suite M180 Englewood, CO 80111 PROJECT DESCRIPTION: This is a request to amend the Registry Ridge Overall Development Plan to reduce the maximum number of dwelling units from 702 units on 228 acres to a maximum of 610 units on 203.3 residential acres, an overall residential density of 3.00 dwelling units per acre. The applicant also requests to reduce the commercial component on Parcel C from 9.5 acres to a range of 3 to 5 acres. The requested amendments are in accordance with an agreement between the applicant and LeAnn Thieman and the Citizens for Sensible Community Planning who are neighbors in the vicinity of the development and the plaintiffs in the lawsuit over the City's 1995 approval of the Registry Ridge ODP, #32-95 and Registry Ridge P.U.D., Phase 1, Preliminary, #32-95A. If the proposed Amended Overall Development Plan and the Registry Ridge PUD First Filing are approved by the Planning and Zoning Board, the applicant and the plaintiffs have agreed to file a joint motion with the District Court to dismiss the lawsuit. The property is located at the southwest corner of Trilby Road and South Shields Street and is zoned LMN, Low Density Mixed Use Neighborhood on the CityPlan zoning map. RECOMMENDATION: Approval. EXECUTIVE SUMMARY: This request for an Amended Overall Development Plan: remains in conformance with the City's Comprehensive Plan; and meets the minimum gross density requirement of 3 dwelling units per acre; and COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. PO. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750 PLANNING DEPARTMENT