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HomeMy WebLinkAboutREGISTRY RIDGE PUD, PHASE I - FINAL - 32-95B - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSREGISTRY RIDGE PUD, FIRST FILING (Phases 1-5), FINAL, #32-95B ISSUE. • Conditions of Preliminary PUD approval. March 19, 1997 Mr. James R. McCory, Manager c/o Dalco Land, Limited Liability Co. 8101 East Prentice Avenue M 180 Englewood, CO 80111 Dear Mr. McCory: This letter is to inform you that I am ready, willing and able to grant to Dalco Land Liability Company a slope easement to improve Shields Street for the Registry Ridge P.U.D. subject to the following conditions: 1. The Easement Grantor shall incur no financial cost in the slope improvement. 2. The Grantee provides to Grantor engineering plans which are satisfactory to the Grantor. The signature hereon constitutes an intent only to negotiate a written agreement to accomplish the above easement. The actual granting of the easement and subsequent construction of improvements shall be subject to a final agreement between Dalco Land and the Grantor. Upon approval of the engineering plans and execution of the final agreement, the easement will be granted. Sincerely, Bob Sendgraff Agreed and Accepted this ?2 -� 7 day of March, 1997 Dalco Land, Limited Liability Co. By: James R. McCory, Manager F'ue March 19, 1997 Mr. James R. McCory, Manager c/o Dalco Land, Limited Liability Co. 8101 East Prentice Avenue M 180 Englewood, CO 80111 Dear Mr. McCory: This letter is to inform you that Willing Acres, Co. is ready, willing and able to grant to Dalco Land Liability Company a slope easement to improve Trilby Road for the.Registry Ridge P.U.D. subject to the following conditions: 1. The Easement Grantor shall incur no financial cost in the slope improvement. 2. The Grantee provides to Grantor engineering plans which are satisfactory to the Grantor. The signature hereon constitutes an intent only to negotiate a written agreement to accomplish the above easement. The actual granting of the easement and subsequent construction of improvements shall be subject to a final agreement between Dalco Land and the Grantor. Upon approval of the engineering plans and execution of the final agreement, the easement will be granted. Sincerely, Agreed and Accepted this Maijaret B. Hazaleus, day of March, 1997 for Willing Acres Co. Dalco Land, Limited Liability Co. By: James R. McCory, Manager • Table 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 - 81 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 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 23 112 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 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 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 265 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 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 - 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 O - 31 SF DU 295 6 17 20 111 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 V J W 0 7 ■ 0 LO 6 W 6 rn 7� 'T^ W 0 N , 6 co cD 6 r- rn zz 0 o. a z W w z a W z 0 a 0 a z a F- ou U U. U. F MEMORANDUM 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 generation calculations for scenarios for Registry Ridge units range from 582 to 610. is presented in Tables 1, 2, parcels A, B, D, E, F, I, J, constant. The changes on follows: MAR 2 0 RECD to provide a series of trip various density and land use The number of total dwelling The trip generation information 3, and 4. In all of the. tables, K, L, M, N, 0, P, and Q remain the remaining parcels are as Table 1 Parcel C - 3 Acre Commercial/Office Parcel G - 59 dwelling units Parcel H - 37 dwelling units Table 2 Parcel C - 5 Acre Commercial/Office Parcel G - 53 dwelling units Parcel H - 37 dwelling units Table 3 Parcel C - 3 Acre Commercial/Office Parcel G - 74 dwelling units Parcel H - Elementary School Table 4 Parcel C - 5 Acre Commercial/Office Parcel G - 68 dwelling units Parcel 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 KIEFTdLOYD HOFFMANN 970 193-5973 P.02 Members Planning and t Mike Ludwig City of Fort Zoning Board Collins 300 LaPorte Avenue Fort Collins, CO 80524 re: Registry Ridge Dear Board Member: MAR 2 0 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 Colmminity 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 ail 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. LeA= Thieman, President Michael M. Shultz Citizens for Sensible Community planning Attorney for LeAnn Thieman and Citizens EXHIBIT "B" TO PERMANENT STORK DRAINAGE EASEMENT DEDICATION AGREEMENT BY AND AMONG THE CITY OF FORT COLLINSt COLORADO, LARRY D. WILSON AND BARBARA J. WILSON AND DALCO LAND LIMITED LIABILITY COMPANY Legal Description of the Easement: That portion of Lot 15, Mountain Valley Acres, a subdivision in the Southeast Quarter of Section 10, Township 6 North, Range 69 West of the 6th P.M., Larimer County, Colorado, described as follows: Considering the South line of said Southeast Quarter as bearing North 890281'18" East and with all bearings contained herein relative thereto: Commencing at the South Quarter corner of said Section 10; thence along said South line of the Southeast Quarter North 8902811811 East 173.47 feet; thence North 0003114211 West 30.00 feet to the Southwest corner of said Lot 15 and the True Point of Beginning; thence North 0003910011 East 31.94 feet; thence North 02036'15" East 81.53 feet; thence North 0005015811 East 287.14 feet to the North line of said Lot 15; thence along said North line North 8902811811 East 50.25 feet; thence South 0004510411 West 211.89 feet; thence South 06018'36" West 78.23 feet; thence South 02054'20" West 76.74 feet; thence South 0003910011 West 34.29 feet to the South line of said Lot 15; thence along said South line South 8902811811 West 29.73 feet to the True Point of Beginning. Containing 14,114 feet more or less. BI$IBIT "A" TO PERMANENT STORM DRAINAGE BASEMENT DEDICATION AMR] BY AND AMONG THE CITY OF FORT COLLINS, COLORADO, LARRY D. ■ILSON AND BARBARA J. WILSON AND DALCO LAND LIMITED LIABILITY COMPANY Lot 15, Mountain Valley Acres, a subdivision in the Southeast Quarter of Section 10, Township 6 North, Range 69 West of the 6th P.M., Larimer County, Colorado ATTORNEY'S CERTIFICATION This is to certify that on the day o arr , 1997, I examined the title to the Property as descr bed he eon and established that the fee simple owners and lienholders of record of the said Property are as shown hereon as of said date. w� e Sri• Ae9' # 2 4 (Attomey's Prfn Name) nn/ %d-% f ldGc Z /es 2 re /..,1� C C SZ 4 STATE OF COLORADO ) ) ss. COUNTY OF Ala ) The --;fwore ing instrument was acknowledged before me this -(, day of !rl>9 19970 by James R. McCory, Manager of Dalco Land L' Liability Company. O Q,1Nt,9Ush��G, �/ ' ota Public ' NOTARY Aff �o-.sa• IMms *is3i expires STATE OF COLORADO ) ss. COUNTY OF day of My foregoing instrument was acknowledged before me this C-2iLk o1nA,.ne1Ai , 1997, by Larry D. Wilson. rtRY P ....... & 'ZI ELIZABETH KAM. Q My Commission Expires January 5, 2000 STATE OF COLORADO ) ) ss. COUNTY OF _ ) day of , oregoing instrument was acknowledged before me this o`1b", ]Aa1&A.u, , 1997, by Barbara J. Wilson. 2' ELiZABETH •:O My Commie H�pgs o a Public My commission Expires January 5, 2000 3 not accept the duty of maintenance of the Easement. Such mainten- ance shall be the sole responsibility and cost of the Developer or its assignee, which assignee is anticipated to be the homeowner's association for Registry Ridge PUD. In the event that the Wilsons have constructed a fence across the Easement and such fence must be moved or taken down in order to maintain the swale in the Easement, the Developer or its assignee shall pay such cost. In the event there is a default of any of the terms and conditions of this Agreement, the nondefaulting party shall be entitled to recover their attorneys' fees and expenses from the defaulting party as a result of any such default, whether or notlitigation becomes necessary. Dated the date set forth above. THE CITY OF FORT COLLINS, COLORADO, a municipal corporation By: John F. Fischbach, City Manager APPROVED AS TO FORM: Stephen J. Roy, City Attorney ATTEST: Wanda Krajicek, City Clerk DALCO LAND LIMITED LIABILITY COMPANY, a Colorado limited liability company By: T�1 James R. , Manager 11;�drry D. Wilson ;arbara J. WiOlson 2 PERMANENT STORM DRAINAGE EASEMENT DEDICATION AGREEMENT This agreement and easement dedication are made this day of , 1997, by and among The City of Fort Collins, Colorado, a municipal corporation (the "City"), Larry D. Wilson and Barbara J. Wilson (the "Wilsons") and Dalco Land Limited Liability Company, a Colorado limited liability company (the "Developer"). RECITALS: The Wilsons are the owners of the following -described pro- perty, to wit, a tract of land situate in the County of Larimer, State of Colorado as more particularly described on the attached Exhibit "A" (the "Property"). AGREEMENT: The Wilsons do hereby dedicate, transfer and convey to the City of Fort Collins, Colorado (the "City"), for public use for- ever, a permanent easement over the Property for the purposes of constructing, installing, operating and maintaining a storm drain- age swale thereon, said easement being more particularly described and shown on the attached Exhibit "B" (the "Easement"). This dedication of the Easement is expressly contingent upon the approval of the City's Planning and Zoning Board, or in the event of an appeal, the City Council, of the final planned unit development plan for Registry Ridge, First Filing, and the Easement shall automatically take effect upon the date of approval of such final plan. The storm drainage swale to be constructed in the Easement shall be constructed solely at the Developer's expense and con- currently with the Developer's construction and installation of infrastructure improvements for Phase 1, Registry Ridge PUD. The swale shall be constructed in accordance with the design therefor approved, in writing by the City and the Wilsons. In the event that there are existing perimeter fences on the Property which must be removed in order to construct and maintain the swale, the cost to remove and restore such fences to their original condition shall be the sole responsibility of the Developer or its assignee. The Wilsons may construct a fence across the Easement, pro- vided that such fence does not in any way obstruct the flow of water in the drainage swale. In the event that such a fence is constructed and does obstruct such flow, upon notice of the same, the Wilsons shall immediately either take down such fence or move it to a location which does not create an obstruction. It is understood by the undersigned that, by acceptance of this permanent storm drainage easement dedication, the City will ARTHUR E. MARCH, JR. RAMSEY D. MYATT ROBERT W. BRANOES, JR. RICHARD S. GAST LUCIA A. LILEY J. BRADFORD MARCH LINDA S. MILLER JEFFREY J. JOHNSON MATTHEW J. DOUGLAS MARCH & MYATT, P.C. ATTORNEYS AND COUNSELORS AT LAW 110 EAST OAK STREET FORT COLLINS. COLORADO 80524-2880 (970) 462-4322 TELECOPIER (970) 482-3038 Mike Ludwig Planning Department City of Fort Collins 281 N. College Avenue Fort Collins, Colorado March 10, 1997 RE: Registry Ridge PUD Dear Mike: ARTHUR E. MARCH 1909-1961 MAILING ADDRESS: P.O. BOX 469 FORT COLLINS. CO 8OS22-0469 HAND DELIVERED Enclosed is a copy of a Permanent Storm Drainage Easement Dedication Agreement, signed by Larry and Barbara Wilson and Jim McCory on behalf of Dalco Land LLC, dedicating to the City a permanent easement over the Wilsons' property for a storm drainage swale. I am also sending a copy of this Agreement to Basil Hamdan in Storm Drainage for his review. Further, I am sending the original to Wanda Krajicek in the City Clerk's office, asking her to hold it until all the appropriate departments have reviewed it. When it is ready for City signatures, I would ask that either you or Basil retrieve the original from Wanda and obtain .the appropriate signatures. I appreciate your assistance in getting this done. Thanks. Sincerely, MARCH & MYATT, P.C. By: I Lucia A. Lile LAL/glr Enclosure L_ _ s G a 0 o: J J_ 2 t— LL Q t— LEGEND . . . . . . proposed 0 toot on —street bike lane -. exieft on -street bike lane I m m o m amm u m Internal We / pedestrian paths I CLARENDON I �J HLLS rLu a TRILBY W O J 0 0 FWGMOOD HaL8 L m I I COUNTY ROAD 32 J MAR-18-1997 10:34 MATTHEW DELICH PE 3036695034 P.02 Attachment 4 c� 0 m I ti N N W d 7 MEMORANDUM TO: Jim McCory, Colorado Land Source Eric Bracke, Fort Collins Traffic Engineer n FROM: Matt Delich'� e� DATE: March 17, 1997 U. SUBJECT: Registry Ridge Bike Path Alignment (File: 9557MEM5) to I have been requested to give my opinion regarding the N bike path alignment from Registry Ridge (Trilby/Shields intersection) to the north, where it currently exists near the Shields/Fossil Creek Drive intersection, The distance between these two intersections is approximately 1.3 miles. As part o� of a motion approving Registry Ridge, the Fort Collins P & Z Board required that a detached bike path/sidewalk be built $ from Registry Ridge to the existing improved infrastructure n. to the north. Before stating my opinion, it is important to describe the current bike facilities in the area and the City's desires as described in "The Fort Collins Bicycle Program Plan," October 25, 1995. To the south on both sides of Shields Street (CR17), there are on -street bike lanes that extend from the City of Loveland to a location two miles north of CR28. This location is where CR32 would exist in this area. This terminus is one mile south of Trilby Road. To the north on both sides of Shields Street, there are on -street bike lanes that terminate at Fossil Creek Drive, which is at the south and of Clarendon Hills. At Clarendon Hills, the east side of Shields Street is finished (curb/gutter), while on the west side additional o widening will occur with future development. The Fort Collins Bikeway Program Vision Plan indicates z that Shields Street is to be a "Major On -street Bike W Arterial." Trilby Road is also in this same category on that plan. Given the above, it is my opinion that the bike lanes along Shields Street should be on -street. Since there are existing on -street bike lanes to the north and to the south, there is an expectation by drivers of motorized vehicles that bicycles on Shields Street will be dealt with consistently. Consistent treatment of bicycles, especially along a given u street, is the safest way to handle mixed modes. It is the same reason we have the Uniform Vehicle Code, the Manual of Uniform Traffic Control Devices, and other documents that encourage consistency in design. To that end, the Fort Collins Bikeway Program Plan also recommends on -street bike lanes along Shields Street. TOTAL P.02 DRAFT VISION PLAN EXISTING FACILITIES T COLLINS ?ROGRALM BIfKN Lrna MuM-b. P.NLIiWa KEWAY ••••••• PLANNED REGIONAL PLAN FACILITIES •-••••••••• NEW/ADDITIONAL FACILITIES . /ice OM<mftef S;� Ait;r slS PLAN acAnic Attachment 2 11. THE VISION PLAN ;.'�9iau�w0?�.a+�'�::.5`?.�»"u�v$wo"�..ci�i�:e`''�:<°W'",f�..., '+�ai2aiiM°',�� The. Vision Plan for Bicycle Transportation includes a "Vision Statement" approved by the Focus Group, and a map that shows the long-range plan for bicycle transportation facilities. Vision for Bicycling in Fort Collins ✓ The Fort Collins Bikeway Plan Is meant for aU blcyclists. The bicycle is a viable transportation choice for Fort Collins residents and visitors. The Vision addresses the needs of a types of bicyclists. Whether novice riders or experts, facilities should be available that are well suited to their needs. Each has its own preferences and facility needs: ■ Some people want nothing more than a smooth, clean shoulder or bicycle lane on a direct route so they can travel as directly and efficiently as possible. ■ Others prefer quiet, low -traffic streets so they can bike to their destinations without worrying about sharing the road with high-speed traffic. They want to smell the roses, not exhaust fumes. Taking a slightly longer route is no problem. ■ Off -road trails appeal to many of these bicyclists and others as well. Here, they can look at scenery and not at traffic. They can ride to destinations along the trails and enjoy Fort Collins' natural beauty in the process. ✓ The Vision Plan for Fort Collins bikeways -- three distinct, interlocking bikeway systems in one: • Major street bikeways. Direct routes for bicycle transportation, these are generally bike lanes on arterial streets. ■ On -street lanes ■ May include short off-street sections to bypass major bottlenecks. ■ Generally at one -mile -intervals. in Signalized intersections or through/priority travel (side streets stop) ■ High -visibility signing and lane marking. ■ Extra -high maintenance of bicycle travel areas. • Low -traffic street bikeways. Bicycle lanes and routes on low -traffic collectors and residential streets form a continuous grid between major streets. ■ Bike routes or lanes ■ Generally at half -mile intervals, between major streets Fort Collins Bicycle Transportation Program Plan Page 13 Multimodal Transportation Level of Service Criteria Manual Bicycle LOS Bicycle LOS Bicycle LOS criteria are based on connectivity to various bike facilities in connecting corridors. For purposes of this analysis, bicycle corridors may contain one of three types of facilities: On -Street Lanes -- These are striped exclusive -use bicycle lanes within the flow -lines of public streets. Off -Street Paths -- These are multi -use paths or exclusive -use bicycle paths that are separate from public streets. They may be on public or private land, but must be open for public use to be considered in LOS evaluation. On -Street Route -- These are low -volume local streets which the City has designated as Bicycle Routes and which are signed as such. Bicycles share the travel lanes with motor vehicles. It is the City's policy that on -street lanes provide safer and more direct connectivity than off-street multi -use paths. For that reason, higher ratings are assigned to areas connected to on -street lanes. The overall approach to bicycle LOS is based on the fact that the City's bike grid will steadily approach completion. In the future, it will be possible, once access to the grid is achieved, to travel safely by bicycle directly to any other area that has access to the grid. Thus the issue of connectivity has become paramount. Figure 3 shows the minimum LOS criteria for the bicycle system. P. 9 "Directly connected" means the site is penetrated by the bicycle facility; or the bicycle facility runs immediately adjacent to the property and is not separated from it by any significant barriers; or the bicycle facility runs perpendicular to the property edge and is readily accessible from the property with no significant barriers. Bicycle facilities which are not consistent with the City's minimum design standards will be not considered in evaluating bicycle LOS. Figure 3. Bicycle LOS Criteria connectivity required for levels of service: A directly connected to both North -South and East-West on -street lanes B dktLtly connected to both North -South and East-West corridors at least one of which is a set of on -street lanes C directlyconnected to either a North -South gr an East-West corridor which is a set of on -street lanes Ddirectly connected to either North -South gran East-West corridor which is an off-street path E indirectly connected via an on -street unstriped route along a low volume local street to one or more of the above within 1 /4 mile F no direct or indirect connections to either North -South or East-West corridors minimum LOS criteria: base city-wide minimum level: C public school sites: A recreation sites: B community/neighborhood commercial centers: B n rt fi o, n ra City of Fort Collins Master Transportation Plan path is dictated by the City's policies and practices and its adopted plans and regulations. The evidence suggests that to address the Board's safety concerns, the path should be an on - street lane. The City staff and neighbors have reviewed the proposed alignment change and concur that it will provide a more sensible, efficient and safer connection. 3 . The Fort Collins Bicycle Program Plan was adopted by the City on October 28, 1995. Chapter II, entitled "Vision Plan", contains a section dealing with "major street bikeways" (page 13) which says that major street bikeways are intended to be direct routes for bicycle transportation and that they are generally bike lanes on arterial streets. This section then lists the characteristics of a major street bikeway, with the first listed item being "on -street lanes". (See Attachment 2). The exhibit attached to the Plan shows Shields Street with "major, on -street bike arterials". (See Attachment 3). Criterion A-2.4 of the LDGS deals with vehicular circulation and parking in planned unit developments and asks the question: "Is the street and parking system designed to be safe, efficient, convenient and attractive, considering use by all modes of transportation that will use the system, (including, without limitation, cars, trucks, buses, bicycles and emergency vehicles)?" In the explanation section beneath this Criterion, it is stated, with regard to bicycle circulation and parking, that bicycle facilities are typically on streets. The City has consistently put these policies into practice, particularly on Shields Street. One example of the City's support of this policy is the City Council's 1995 decision to change the Shields Street capital improvement project north of Prospect Road by moving the detached bike path, which had been approved by voters in the Choices 195 Capital Program, to on -street bike lanes within the Shields Street right-of-way. In making this decision, several Council members stated that safety concerns required this change along arterial streets, i.e. that it would not be safe to have a detached bike path next to an arterial street which is intended to serve City-wide commuter needs. Another example of the City's position was its recent decision to contribute monies toward construction of the Larimer County Public Works County Road 17 Commuter Bikeway. This project involved the construction of two on -street bike lanes from the northern boundary of Loveland north on Shields Street to a point approximately 1/2 mile south of Registry Ridge. This project was completed in August 1996. It is the opinion of the applicant's traffic engineer, which we believe is supported by City staff, that on -street bike lanes provide a safer solution, consistent with the City's past practice. (See Attachment 4 from Matt Delich). Summary In addition to all of the other bicycle and pedestrian paths and connections throughout and adjacent to the project, the applicant proposes to design and construct two striped and paved 6- foot wide, on -street bike lanes on Shields Street north to Fossil Creek Drive. This change in the Board's condition from a detached 2 REGISTRY RIDGE BIRH PATH ALIGNMENT Backaround At its December 1995 meeting, the Planning and Zoning Board approved the Registry Ridge PUD, Phase 1 Preliminary Plan (the "Preliminary Plan") with a condition requiring, to the extent feasible, a 6-foot detached bike/sidewalk path running north from the project to existing infrastructure. This condition, which was not one offered by the applicant nor recommended by the staff, was brought up by the Board at the end of a very lengthy hearing after public discussion was closed. Since the issue of an off -site detached path had not surfaced earlier, neither the staff, developer nor neighborhood representatives were prepared, nor had an opportunity, to address the merits of the proposed condition, its consistency with City plans and regulations or its feasibility. The Board discussion and resulting motion was very confusing but essentially seemed to be based on the notion that safety demanded a detached path. A City Council appeal of the Preliminary Plan approval was thereafter filed by neighbors in the area and shortly after that, a lawsuit. It was not until the applicant's consultants began working on final design issues with City staff that a number of questions surfaced regarding the appropriateness and advisability of providing a detached path. After discussion, the change recommended is that this condition require two striped and paved 6- foot, on -street bike lanes. The preliminary design for the street improvements, including the off -site, on -street bike lanes, has been prepared and submitted to the City. All necessary rights -of -way and slope easements for such bike lanes are either existing or permission has been obtained from adjacent owners. City Policies. Practices and Regulations For some time now the City's policies, practices and regulations have emphasized the importance of on -street bike lanes for arterial streets. Both the 1986 version of the Design Criteria and Standards for Streets and the updated version, entitled "Design and Construction Criteria, Standards and Specifications for Streets, Sidewalks, Alleys and Other Public Ways", which was adopted in July 1996, require that bike lanes for arterials be on - street. Although the Multimodal Transportation Level of Service Manual will not be adopted until the effective date of the new City Plan, it is useful to note that the new transportation requirements call for on -street bike lanes on all arterial streets. The plan notes that, "It is the City's policy that on -street lanes provide safer and more direct connectivity than off-street multi -use paths." (See Attachment 1). No Text By :. If v'e_ - - Lucia :-Liley; a o ney.FEPr lco -.Land Limited LiabilitY P . C an Y. -- Michael M. Shultz, attor or LeAnn Thieman and Citizens for Sensible Community Planning- LAL/glr Attachment cc: John Duval Jim McCory Frank Vaught LeAnn Thieman ::= Mr: ,Mike, Ludwig March 10, 1997 -- .. Open Snace 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 density in 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 the features 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 ,donsistent'_with -the :approved -Pre liminary Plan -as to -.density,__ layout___.. } .r to _ Mr Mike Ludwig -- :-; r-March`10; 1997 fi"led briefs. Prior to the scheduled date of such oral argument, at the initial request of the Neighbors,, a series of discuss ions. were held between the Applicant .and the Neighbors to explore possibilities fora 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. ~i -•F-A-RTHUR E. MARCHr JR. RAMSEY. D. MYATT_ - ROBERT-W.- BRAN DES, JR. '"RICHARD S. GAST - LUCIA A. LILEY :J".-BRADFORD MARCH '-.LINDA S. MILLER '�'J.EFFREY J. JOHNSON MATTHEW J. DOUGLAS MARCH 8e MYATT, P.C. ATTORNEYS AND COUNSELORS AT LAW 110 EAST OAK STREET - - - FORT COLLINS, COLORADO. 80524-2880. (970) 482-4322 TELECOPIER (970) 482-3036 March 10, 1997 Mr: Mike Ludwig, Planner Current Planning Department `City of Fort Collins 281 North College Avenue Fort Collins, Colorado ARTHUR E. MARCH 1909-1981 MAILING ADDRESS: P.O. BOX 469 FORT COLLINS. CO BOS22-0469 - VIA HAND DELIVERY 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 Registry Ridge PUD is particularly necessary. Backaround 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, sekg='overturn=-these approvals-.- action remaining --in- — i-to i the. on lawsuit prior to a District Court decision is oral argument t= t: t T t tx< RE6� Rlot,E Pufa� ��Rser Virtu► CPItabIS_.1-5 F., Activity A: ALL DEVELOPMENT. CRITERIA- _ - t -- AL -CRITERIA ___ .. I APo LICAeLE CRITERIA -ONLY _ - ac iicaC(e7 tie $ausfieC7 CRITERION s Yes: INo If no,'pie=se ex -lain _ . :-; - =.1. COMMUNI i A -VIDE CRITERI,=. . . 1.1 Solar Onen;ation I I ' 1.2 Comorehensive Plan 1.3 Wildlife Habitat Mineral Depcsit Ecclocically Sensitive Areas i rise. -vet Lands of Agricultural In, oorance 1 reser a 1.7 Enercv Conservation 1.8 Air Quality 1.9 Water Quality i 4-0 S=�,vace _nd W=_stes' I ' 1 1 i Water onery ation1✓ 1.12 Residential Density j I 1/ =. 2. N=1GHEopHCOD COMP:',TIEILI F Y CRI T c= :.1. V=- tic::iar. Ps^estran. Sike Trensooriion I 180 - E�iicirc Pacer-=nt and Orient=_ticr, I 2 0 = Natural Features 2 - Vanicular Circulation anc Parking I -=-= 2.5 E;nsrgency Accss _ 2.:, Pedestrian Circulation :2.7. ter:^,ite—ure I I I Building He:cnt and Views `2.-a : Shading I 2.10 Solar Acz_=ss I I 2. 1 His,arc Resourc-s 2.12 Sett:acksVIC I I 2:13 L=_ndscace I I 2.14 Sicns I 2.15 . Siia Lighting 2.16 Noise and Vibration 2.17 Glare or Heat I I Iwo 2.18 Hazardous Materials A 3. ENGINEERING CRITERIA . = 3.1 Utility Capacity I 3.2 Design Standards 3.3 Water Hazards ;i M 3 4 , Geologic Hazards . (. 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W MA W W •RY.i.Y Y4 IW ]W ]Yt OUT a o OUT .■ ■ ...._ •.. rip City Li Its URBAN GROWTH AREA BOUNDRY VICINITY MAP #32-9513 Registry Ridge PUD 1st Filing, Phase 1-5 Final N 1"=1000' OmMoof TIMM O.Mrsn:jllb w Registry Ridge PUD, First Filing (Phases 1-5), Final, #32-9513 March 24, 1997 P&Z Meeting Page 9 calculating the running of time for the filing of an appeal pursuant to Chapter 2, Article ll, Division 3, of the City Code, the "final decision" of the Board shall be deemed to have been made at the time of this conditional approval; however, in the event that the dispute is presented to the Board for resolution regarding provisions to be included in the development agreement, the running of time for the filing of an appeal of such "final decision" shall be counted from the date of the Board's decision resolving such dispute. Registry Ridge PUD, First Filing (Phases 1-5), Final, #32-956 March 24, 1997 P&Z Meeting Page 8 3. The Registry Ridge PUD, First Filing (Phases 1-5), Final, #32-9513 meets all applicable All -Development Criteria of the Land Development Guidance System. 4. The Registry Ridge PUD, First Filing (Phases 1-5), Final, #32-95B is compatible with the surrounding neighborhood. 5. The Registry Ridge PUD, First Filing (Phases 1-5), Final, #32-95B satisfies all conditions of Preliminary PUD approval as stated on December 11, 1995 except for Condition #5, which the applicant is requesting a change. RECOMMENDATION: Staff recommends approval of the Registry Ridge PUD, First Filing (Phases 1-5), Final, #32-956 with the following condition: 1. The Planning and Zoning Board approves this planned unit development final plan upon the condition that the development agreement, final utility plans, and final P.U.D., plans for the planned unit development be negotiated between the developer and City staff and executed by the developer prior to the second monthly meeting (May 19, 1997) of the Planning and Zoning Board following the meeting at which this planned unit development final plan was conditionally approved; or, if not so executed, that the developer, at said subsequent monthly meeting, apply to the Board for an extension of time. The Board shall not grant any such extension of time unless it shall first find that there exists with respect to said planned unit development final plan certain specific unique and extraordinary circumstances which require the granting of the extension in order to prevent exceptional and unique hardship upon the owner or developer of such property and provided that such extension can be granted without substantial detriment to the public good. If the staff and the developer disagree over the provisions to be included in the development agreement, the developer may present such dispute to the Board for resolution if such presentation is made at the next succeeding or second succeeding monthly meeting of the Board. The Board may table any such decision, until both the staff and the developer have had reasonable time to present sufficient information to the Board to enable it to make its decision. (If the Board elects to table the decision, it shall also extend the term of this condition until the date such decision is made). If this condition is not met within the time established herein (or as extended, as applicable), then the final approval of this planned unit development shall become null and void and of no effect. The date of final approval for this planned unit development shall be deemed to be the date that the condition is met, for purposes of determining the vesting of rights. For purposes of Registry Ridge PUD, First Filing (Phases 1-5), Final, #32-95B March 24, 1997 P&Z Meeting Page 7 In addition, prior to the Planning and Zoning Board's December 11, 1995 consideration of the Registry Ridge ODP, #32-95 and Preliminary PUD, #32-95A, the applicant placed the deed for a 6 acre site (Parcel I of the ODP) into escrow for delivery to the City of Fort Collins at no cost for use as a City Park upon approval of the Final PUD. 7. Transportation: The single collector street access to Trilby Road is proposed to be moved approximately 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. Improvements to Trilby Road adjacent to Registry Ridge will include 43 feet of pavement (two travel lanes, center turn lane and bike lanes); with curb, gutter and a 6' wide detached sidewalk on the south side. Improvements to Trilby Road off -site will include 36 feet of pavement (two travel lanes and bike lanes). Improvements to Shields Street adjacent to Registry Ridge will include 60 feet of pavement (three travel lanes, center turn lane, and bike lanes); right turn lanes where required; and curb, gutter and 5' wide detached sidewalk on the west side. Improvements to Shields Street off -site will include 36 feet of pavement (two travel lanes and bike lanes). 8. Stormwater: All Stormwater design criteria have been met for First Filing Final PUD approval. Attached is a copy of a Permanent Storm Drainage Easement Dedication Agreement, signed by Larry and Barbara Wilson and Jim McCory on behalf of Dalco Land LLC, dedicating to the City a permanent easement over the Wilson's property for a storm drainage swale. FINDINGS OF FACT/CONCLUSION: The Registry Ridge PUD, First Filing (Phases 1-5), Final, #32-95B is in compliance with the uses designated on Parcels A, E, F, J, P and Q of the Registry Ridge Amended Overall Development Plan, #32-95C. 2. The Registry Ridge PUD, First Filing (Phases 1-5), Final, #32-95B is in substantial compliance with the Registry Ridge PUD, Phase 1 Preliminary, #32-95A. Registry Ridge PUD, First Filing (Phases 1-5), Final, #32-95B March 24, 1997 P&Z Meeting Page 6 neighborhoods. The Registry Ridge PUD, First Filing (Phases 1-5), Final, #32-95B reflects changes that have been agreed to by the applicant and neighborhood in order to resolve the Registry Ridge lawsuit. 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 and First Filing Final PUD 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." The Registry Ridge PUD, First Filing (Phases 1-5), Final is in substantial compliance with the approved Preliminary PUD. City Staff recommends that the Final PUD request is compatible with the surrounding neighborhood. 5. Desian The Registry Ridge PUD, First Filing, Final is for Parcels A, E, F, J, Q, and a portion of P of the Registry Ridge Amended Overall Development Plan, #32-95C. These low -density, single-family residential uses are the northern and western perimeters of the site and will screen future higher intensity uses such as medium density residential, multi -family residential, commercial/office, day care, and school from existing, rural and urban county residential developments adjacent to this property. 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 an open space buffer between Trilby Road and the rear property lines that is a minimum of 200' wide. Internal bike/pedestrian paths connect the residential uses to proposed public facilities within the development as well as to on street bike lanes along Trilby Road and Shields Street. 6. Open Space/ Parkland: The Registry Ridge PUD, First Filing, Final is proposed on the portion of the property that is designated as "residential cluster development" on the Preferred Land Use Scenario Map of The Plan for the Region Between Fort Collins and Loveland. 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 Development Plan. This area is also designated as "proposed open lands" on the Preferred Land Use Scenario Map. 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 upon approval of the Final PUD. 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. Registry Ridge PUD, First Filing (Phases 1-5), Final, #32-9513 March 24, 1997 P&Z Meeting Page 5 4. If the escrow which is the subject of condition 3 above has not been established and all required documents delivered thereto, or if either the six acre neighborhood park site or the 102.89 acre open space parcel should be determined by the City to be unacceptable because of problems pertaining to (a) environmental conditions of the parcels, (b) outstanding title issues and encumbrances or © survey problems, then the points awarded at the time of preliminary approval shall be revoked at the time of final consideration, in which event the plan must pass or fail based upon the remaining points available to the project. As previously stated, the titles to the subject properties have been placed into escrow. Neither of the parcels has been determined by the City to be unacceptable because of problems pertaining to (a) environmental conditions of the parcels, (b) outstanding title issues and encumbrances or © survey problems. Therefore, the awarding of points at the time of preliminary approval remains valid. 5. An 8' wide detached, off -site bikelpedestrian connection shall be constructed north from Trilby Road to Clarendon Hills. Attached is a request by the applicant that Condition #5 be changed to require on -street bike lanes off -site north from Trilby Road to Clarendon Hills development. Numerous City documents and standards support and require the provision of these facilities on -street rather than detached for safety and maintenance reasons. On -street bike lanes exist at Clarendon Hills; are proposed adjacent to Registry Ridge; and are proposed south of Registry Ridge to Loveland. It would be inconsistent to have a one mile section be detached where conditions on this section are no different from other areas. In addition, there are numerous areas along this 1 mile stretch of Shields Street where the topography will require attached bike lanes anyway. In addition, the applicant has voluntarily agreed to provide on -street bike lanes on Trilby Road from Shields Street east to Ridgewood Hills. Staff recommends that the Board approve a change to Condition #5 to allow attached bike lanes. All conditions of Preliminary PUD approval have been satisfied, except for #5. Staff supports the requested change to this condition. 4. Neighborhood Compatibility: The Planning and Zoning Board (and the City Council on appeal) determined that the Registry Ridge PUD, Phase 1, Preliminary, #32-95A was compatible with the surrounding Registry Ridge PUD, First Filing (Phases 1-5), Final, #32-95B March 24, 1997 P&Z Meeting Page 4 3. Conditions of Preliminary PUD Approval: On December 11, 1995, the Planning and Zoning Board approved the Registry Ridge PUD, Phase 1, Preliminary, #32-95A with the following conditions: 1. As part of any application for the first final P.U.D. for the Registry Ridge O.D.P., the applicant must provide utility design plans meeting the City's final utility plan submittal requirements for all on -site and off -site street improvements to Trilby Road and South Shields Street. The applicant provided utility design plans meeting the City's final utility plan submittal requirements for all on -site and off -site street improvements to Trilby Road and South Shields Street with the Registry Ridge PUD, First Filing, Final, #32-95B. 2. The use of round -a -bouts must be approved for safety and good traffic function by the Director of Engineering prior to consideration by the Planning and Zoning Board of the first final P.U.D. for the Registry Ridge O.D.P. Only one round -about is proposed as part of the First Filing. This round- about is proposed at the intersection of Bon Homme Richard Drive and Nimitz Drive. The Director of Engineering is continuing to review the design of the proposed round -about. The Director of Engineering has agreed to waive this condition as the round -about design must be approved before the Director signs the utility plans and development agreement. 3. All deeds of dedication, encumbrance releases (if necessary) and other customary closing documents, in form acceptable to the City, for both the six acre neighborhood park site on Parcel/Tract I and the 102.89 acre of offsite open space parcel shall be unconditionally delivered into escrow with the North American Title Insurance Company, in such a manner as to afford said company the ability to perform the escrow and convey the properties to the City upon final approval of this PUD plan. Said documents must be delivered into escrow prior to consideration of the final plan for Registry Ridge PUD Phase 1. The deeds of dedication, encumbrance releases (if necessary) and other customary closing documents, if form acceptable to the City, for both the six acre neighborhood park site on Parcel/Tract I and 102.89 acre offsite open space parcel were placed into escrow with the North American Title Insurance Company on December 11, 1995. Registry Ridge PUD, First Filing (Phases 1-5), Final, #32-95B March 24, 1997 P&Z Meeting Page 3 COMMENTS Background: 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.), 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 R-L-P, Low Density Planned Residential with a P.U.D. condition. On December 11, 1995 the Planning and Zoning Board approved the Registry Ridge Overall Development Plan, #32-95 and the Registry Ridge PUD, Phase 1 Preliminary, #32- 95A by a vote of 4-2. The City Council upheld the Board's decisions on appeal by a vote of 4-3 on March 5, 1996. The Planning and Zoning Board is also considering the Registry Ridge Amended O.D.P., #32-95C at the March 24, 1997 Planning and Zoning Board meeting. 2. Land Use: This is a request for Final P.U.D. approval for 203 single-family residential lots and associated neighborhood recreational facilities on 87.47 acres known as Parcels A, E, F, J, Q, and a portion of Parcel P of the Registry Ridge Amended Overall Development Plan, #32-95C. The residential density of the Registry Ridge PUD, First Filing (Phases 1-5) is 2.32 dwelling units per acre. Individual phases of development may be approved at less than 3 dwelling units per acre if the average density of the overall development plan is at least 3 dwelling units per acre. The property is located at the southwest corner of Trilby Road and South Shields Street. The request is in conformance with the Registry Ridge Amended Overall Development Plan, #32-95C and meets the applicable All Development Criteria of the L.D.G.S. including A-1.1 "Solar Orientation" by having 80% (162 of 203) of the lots meeting solar orientation requirements. The request is in substantial compliance with the Registry Ridge PUD, Phase 1, Preliminary, #32-95A. Registry Ridge PUD, First Filing (Phases 1-5), Final, #32-95B March 24, 1997 P&Z Meeting Page 2 is compatible with the surrounding neighborhood; and satisfies all conditions of Preliminary PUD approval as stated on December 11, 1995 except for Condition #5, which the applicant is requesting a change. ITEM NO. 16 MEETING DATE 3/24/97 STAFF Mike Ludwig Citv of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Registry Ridge P.U.D., First Filing (Phases 1-5), Final, #32-956. 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 for Final P.U.D. approval for 203 single-family residential lots and associated neighborhood recreational facilities on 87.47 acres known as Parcels A, E, F, J, Q, and a portion of Parcel P of the Registry Ridge Amended Overall Development Plan, #32-95C. The residential density of the Registry Ridge PUD, First Filing (Phases 1-5) is 2.32 dwelling units per acre. Individual phases of development may be approved at less than 3 dwelling units per acre if the average density of the overall development plan is at least 3 dwelling units per acre. 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 EXECUTIVE SUMMARY: Approval with a condition. This request for Final P.U.D. approval: is in compliance with the uses designated on Parcels A, E, F, J, P and Q of the Registry Ridge Amended Overall Development Plan, #32-95C; and • is in substantial compliance with the Registry Ridge PUD, Phase 1 Preliminary, #32- 95A; and • meets all applicable All -Development Criteria of the Land Development Guidance System; and COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. PO. Box 580 Fort Collins, CO80522-0580 (970) 221-6750 PLANNING DEPARTMENT