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HomeMy WebLinkAboutREGISTRY RIDGE - OVERALL DEVELOPMENT PLAN ..... CONTINUED TO DEC. 11, 1995 P & Z BOARD HEARING - 32-95 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSA. We (applicant) have researched the design of these homes and they are very nice. They are "stick -built" homes that,are constructed in a factory rather than on -site. The land that they will be placed on will not be owned by the home owner. The developer will own the land, therefore, enabling these specific home owners to buy these homes at a much better price. 14. The area designated for manufactured housing will be one phase of the overall development plan which the applicant is proposing. Preliminary and Final P.U.D.'s must be submitted for each phase of the project. 15. Do we have to hook-up to the City sewer system if this project goes through? A. Sewer service to the site will be provided by the South Fort Collins Sanitation District. It is believed that hook-up is not required if your home is further than 200 feet from the sewer line and if you are not experiencing difficulties with your present septic system. However, this should be verified with the South Fort Collins Sanitation District. 6. Can you switch the location of the commercial site across the street to the other corner? A. Possibly, this is why we're having this neighborhood meeting. It's to determine what your concerns are. It is also possible to move the commercial site further south and place the church site at the southwest corner of Shields and Trilby Road. 7. I'm concerned that this project is too high density. A. All Development Criteria A-1.12 of the Land Development Guidance System requires a minimum of 3 dwelling units per acre on a gross acreage basis for residential projects within the City limits. Approximately 312 gross acres (the total gross acreage minus commercial/industrial property, previously dedicated right-of-way, and/or previously dedicated property for public use) at 3 dwelling units per acre is equal to 936 dwelling units. The applicant is proposing the minimum of 3 dwelling units per acre. 8. Why are the larger lots down by the open areas? A. Placing larger lots at the south end, adjacent to the open space areas is a marketing issue. The applicant has provided additional setback/buffering along Trilby in response concerns which were expressed at a neighborhood meeting held last year. 9. Who will provide the services for this project,i.e. police, fire, etc.? A. Police service will be provided by the City of Fort Collins. Fire protection will be provided by the Poudre Fire Authority. Water service will be provided by the Fort Collins -Loveland Water District. Sewer service will be provided by the South Fort Collins Sanitation District. The site is located in the Thompson Valley (Loveland) School District. 10. The sewer and water utility installations will be paid for by the developer. 11. Will County Road 32 be extended to reach this project? A. No. 12. What is open space? A. Wetlands, ponds, anything that is not buildings. 13. I do not like the idea of manufactured housing going in on this site. I have a concern that this will drop our property value. MEETING MINUTES PROJECT: DALCO PUD DATE: April 13, 1995 APPLICANT: James R. McCory, Colo. Land Source, Ltd. CONSULTANT: James Sell, Jim Sell Design PLANNER: Mike Ludwig The proposal is for a mixed use development of 936 single-family and multi -family residential units, a church/commercial site, a school/park site, recreational center and naturalized open space on 445 acres, located at the southwest and southeast corners of South Shields Street and Trilby Road. QUESTIONS, CONCERNS, COMMENTS 1. What will the units look like? A. It will be similar to Manor Ridge development. The buffering around the project will be similar to that which is along the multi -family housing on Horsetooth Road near Collindale Golf Course. 2. This property has been purchased, it is owned by the applicant. 3. The portion of the project on the east side of Shields Street and south of Trilby Road is part of the Del Webb O.D.P. which was approved in 1984. No plans have been approved for the portion of the project which is west of. Shields Street and south of Trilby Road. 4. There will probably be a signal light installed at the intersection of Shields and Trilby Road. However, this and other off -site street improvements will be determined by the results of the traffic study which must be submitted with the development application. 5. What will the commercial site become? A. We do not know at this time. The size of the proposed commercial site is comparable with the Raintree Shopping Center on Shields Street and Drake Road. Natural Resources Advisory Board Meeting November 1, 1995 Page 7 Natural Area Dedication/Purchase Proposal for the Proposed Registry Ridge P.U.D., Tom Shoemaker, Natural Resources Director Shoemaker said that this is a 200 acre parcel located east of Shields and south of Trilby. He explained that board members visited the site in May 1994 and rated it as moderate priority in the Natural Areas Policy Plan. He added that at that time there was an opportunity to buy the entire site at $4,000 an acre but the board did not approve the purchase. Miller noted that the 1/4 cent sales tax had not been in effect long enough in 1994 and the Parks and Recreation Board and the Natural Resources Advisory Board chose to fund higher priority areas with the funds available. Shoemaker explained that the owners are proposing an overall development plan that will be heard by the Planning and Zoning Board this month. He added that they have proposed dedication of 71 offsite acres, including the bluff, to obtain bonus points. Shoemaker explained the breakdown of.the four areas in the parcel: Area 1: 71 acres dedicated by the owner for 30 bonus points under the LDGS Area 2: 32 acres dedicated by the owner for no points Area 3: 47.06 acres offered by the owner at $4,500 an acre, for a total of $211,700 Area 4: 50.06 acres approved for manufactured housing and offered to the City at $10,000 an acre, with a one-year option Secor asked for a description of the project. Shoemaker said it is mixed residential (650 units on 244 acres) with a school, neighborhood park and some commercial. He added that the area is within the existing city limits. Shoemaker noted that the McKee Charitable Trust land (960 acres) located to the south of Registry Ridge is still fairly controversial. He explained that this site extends from the Fort Collins urban growth area to the Loveland urban growth area; the proposal is to cluster the development at the Fort Collins end and put conservation easements on the remaining land as permanent open space. Shoemaker said that the City of Fort Collins opposed the plan, but the County Commissioners approved it 2-1. Friedman asked about the feasibility of buying Area 4 and working with the owners to find another parcel more appropriate for affordable housing. He felt that this could be a major urban area in the future and although Area 4 might be useless in terms of a. natural area, it is open space - and might work for the prairie dogs and raptors. Shoemaker said that staff is recommending taking the option on Area 4 rather than buying it now; this would allow the opportunity to explore the affordable housing issue. Murphy asked what rr Subarea 8 - Area between Shields/Taft and Highway 287 Description: This area extends from Shields Street/Taft Avenue (County Road 17) to State Highway 287 from Trilby Road on the north to 57th Street on the south. The northern section of this subarea is within the City of Fort Collins, and is master -planned for a mixed -use development. The southern section of this subarea is within the City of Loveland. An active railroad line is located along the west edge of this area, at the foot of a steep bluff which runs parallel to County Road 17. R Objectives: • Preserve sense of openness along 287 and CR 17 • Maintain County Road 17 and Highway 287 as free -flowing arterials • Maintain sense of separation between communities Policies: Preservation Land use character Implementation Preferred Preserve bluff Mixed use in PUD controls w/ Scenario between CA 17 and northern and bluff preserved as the railroad tracks. southern sections, open space in master -planned Center section kept campus setting Fee -simple open to preserve purchase or rural character Transferable Agriculture or Development Maintain open restored prairie in Rights(TDR) for views along 287 center section center section Setback controls along 287 and CR17. Alterna- Rural residential in fives center section CI A PLAN FOR THE REGION BETWEEN FORT COLLINS AND LOVELAND 21 -C / J V P�( S / 11 m 9i SITE DESCRIPTION RESOURCE VALUE RELATIVE THREAT PUBLIC USE MULTIPLE OPPORTUNITY - OBJECTIVES Area Relative Distance Develop. Develop. Locks Spec. Distance Access Negative City Other Avail- Low Partners Issues Site is Mane (Overall Ranking). Description (ac) Value to Open Pressure- Potent. Current Educ./ to Factors Plant Plus ability Cost Space Protect. Rec. Schools FC-8: Redtoll Grove (High). Pond complex 20 High High High Moderate Moderate Yes Moderate Mod. Unknown Yes No High Low No Unk. and upland cottonwoods along FatslLCreek- tributary. Site.used by nesting red•talted hawks, waterfowl, and songbirds. May serve as deer corridor. FC-9: Tributary South of GulleVs East to RR 61 High Low Low Moderate Moderate No Low High Unknown No No Unknown Unk. No Unk. Track (Moderate). Over 27 acres of a wide zone of marsh and wet meadow habitat along creek drainage with prairie dog colonies In grasslands along southern wetland edge. FC-10: Pleasant Hilt Lane Fork (Moderate). 5 Moderate Low Moderate High High No Low Low Unknown No No Unknown Unk. No Unk. Small grassland area between fork in creek and RR track. Contains prairie dog colony. fC-11: Burlington Northern Ridge 123 High Low Moderate Moderate Moderate No Low High Unknown No He Unknown Unk. No Yes (Moderate). Grassland with many native plant species and prairie dogs along creek and ridge to east of Burlington RR tracks. Site used by numerous raptors. RR right-of-way could be. Issue for acclulsitlon. FC-12: fossil Creek Park Annex (Nigh). 27 High High Moderate Moderate Moderate Yes High High Unknown Yes No Unknown Unk. No Unk. Creek and grasslands containing prairie dogs to northeast of park. High use by wintering raptors, Including bald eagles. Parks Master Plan (partial site). FC-13: Most Southern West Tributary of UGA 36 High Low Low Moderate Moderate No Low High Unknown No No Unknown Unk. No Unk. (Moderate). over 15 acres of a wide zone of marsh and wet meadow habitat along creek drainage with adjacent grasslands. Area -is frequently flooded in spring and provides valuable feeding sites for shorebirds and II waterfowl. FC-14: _Southern East Tributary within UGA 88 High High Moderate Moderate Moderate Yes Low High Unknown Yes No Unknown Unk. No Unk. (High). Large grassland with prairie dogs - along creek, High use by wintering raptors. Parks Master Plan (partial site). TM3-11 ML a 0 Area 4 -- 50.06 acres. This area is identified as open space in the Fort Collins/Loveland corridor plan, but was not identified as an acquisition parcel in the natural areas plan. The site is approved at the Overall Development Plan level for manufactured housing and the owner has a standing offer from an affordable housing developer at $10,000/acre (staff has verified this). The owner has agreed to grant the City a one-year option on the property at $10,000/acre. Given the price of this parcel and the concern in the community about affordable housing, acquisition of this parcel needs to be carefully weighed. A decision on this parcel is not required at the November 1 meeting, but it would be useful to know the Board's preliminary thoughts. Although the field trip to this area did not work out, it would be useful if Board members could visit- the site prior to Wednesday's meeting. Please call me at 221-6263 if you have any preliminary questions. L _nmL .ty Planning and Environ._ _.:nta, ervices Natural Resources Department City of Fort Collins DATE: October 30, 1995 TO: Natural Resources Advisory Board FROM: Tom Shoemaker, Natural Resources Director RE: Proposed Natural Area Acquisition At the Board's November 1, 1995 meeting, I will be seeking your recommendation on a proposed natural area acquisition. The 200-acre site (attached map) is east of Shields Street and south of Trilby Road. It has been identified as a moderate priority acquisition site in the natural areas acquisition evaluation and as a desirable open space area in the Plan for the Region Between Fort Collins and Loveland (excerpts attached).. The board looked at this site about 18 months ago and elected not to pursue acquisition at a cost of $800,000 at the time. Since that time, the land has changed hands and is now owned by development interests who also own land west of the site (proposed as the Registry Ridge P.U.D.) and east of the site along Highway 287 (Shenandoah P.U.D.). The proposed acquisition involves a combination of dedication by the owner and purchase by the City and includes several potential alternatives. On the map, I have sketched four separate areas within the 200-acre parcel. I would like your feedback on which combination of areas (if any) the City should acquire. Area 1 -- 71 acres. The owner is proposing to dedicate this area in conjunction with the Registry Ridge P.U.D. The owner attributes a value of $8,500 to $10,000 per acre to this land. If approved by the Planning and Zoning Board, in return for the dedication, the owner will receive approximately 30 bonus points under the LDGS. This use of the "offsite open space bonus criterion" of the LDGS will allow the applicant to obtain the points necessary to obtain approval. Staff must make a recommendation to the Planning and Zoning Board regarding the acceptability of the site as offsite open space. Area 2 -- 32.3 acres. The owner is also proposing to dedicate this area in conjunction with the Registry Ridge P.U.D. However, he is not proposing to obtain any LDGS points for the dedication. This offer came about through negotiations by staff. Area 3 -- 47.06 acres. We have said to the owner that dedication of Area 1, by itself, did not provide the City with a viable natural area parcel. We said that in order to accept Area 1, we must have the ability to acquire Area 3 at a reasonable cost. Based on this request, the owner has proposed sale of this parcel at $4,500 acres, which he regards as an "at cost" and "below market" sale. Staffregards the $4,500 figure as a fair and reasonable cost for the property. Acquisition cost would be $211,770. 281 N. College Ave. • P.O. Box 580 • Fort Collins, CO 8052-2-0580 • (970) 221-6600 • FAX (970) 221-6378 Citv of Fort Collins Commu. a PI. .iing and Environmental _vic (;9� ,cyded Pone• Natural Resources Department MEMORANDUM DATE: November 14, 1995 TO: Mike Ludwig, City Planner FROM: Tom Shoemaker, Natural Resources Director RE: Registry Ridge Offsite Open Space Dedication/Land Purchase This memorandum confirms my recommendation to the Planning and Zoning Board that the City of Fort Collins accept proposed offsite open space dedications for the Registry Ridge P.U.D. and grant bonus points under the L.D.G.S. residential bonus point chart. This recommendation is based upon a review of the subject properties by Natural Resources and Parks Planning staff, as well as a review by the Natural Resources Advisory Board. At their November 1, 1995 meeting, the Board unanimously endorsed accepting proposed dedications and pursuing acquisition of additional parcels according to terms outlined by the landowner/applicant. Copies of my memorandum to the Board, and excerpts from their minutes are attached. The proposal by Registry Ridge involves four different parcels within the 200-acre tract of land east of the Registry Ridge property (refer to attached memo dated October 30, 1995). All or portions of this tract are identified as moderate priority for acquisition within the Natural Areas program, and the entire 200-acre site is identified as desirable open space in the adopted Plan for the Region Between Fort Collins and Loveland. The tentative agreement between the City and Registry Ridge (subject to Planning and Zoning Board approval) involves the dedication of approximately 103 acres of land (Areas 1 and 2 in October 30 memo) and granting of options to purchase 47 acres east of the railroad tracks (Area 3) and 50 acres west of the railroad tracks (Area 4). If approved by the Planning and Zoning Board, we would definitely pursue acquisition of Area 3 along with the dedications of Areas 1 and 2. No firm recommendation has been developed regarding exercising the option to purchase Area 4; we plan to continue our review of this property and make a decision within the next few months. You will note in the attached materials my understanding that the applicant would not claim points for the 32 acre dedication of Area 2. I understand now that the applicant is claiming offsite open space bonus points for this land. Given that the additional dedication does not make the difference in whether the project gains enough points to warrant a recommendation of approval, I don't believe the discrepancy is critical. The additional dedication, with or without the award of points, represents the applicant's intent to go beyond the minimum needed for approval. With respect to offsite open space and allowing flexibility for future purchase by the City at a reasonable price, I believe the applicant has made proposals that go beyond the minimum needed for approval. 281 N. College Ave. • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6600 • FAX (970) 221-6378 Parks and Recreation Board Minutes October 25, 1995 Page 4 Meeting Attendance Board Members Diane Thies Marilyn Barnes Sylvia Cranmer Rich Feller Jessica MacMillan Mary Ness Eric Reno Roger Tarum sub ed, A Rael, Administrative Aide II Staff Mike Powers Jean Helburg Peggy Bowers Steve Budner Terry Keith Mike McDonnell Jackie Rael Guests CSU Students Parks and Recreation Board Minutes October 25, 1995 Page 3 at the end of 1996, there needs to be a long-range plan for the youth center. She also added budget to the list. Southwest Community Park/Youth and Sports Complex was added by Mary Ness. Diane Thies added Partnering with Poudre Valley Hospital District for Grants for Wellness. After these additions the Board unanimously (8-0) accepted the work plan and meeting schedule for 1996. OTHER BUSINESS Diane asked that we work with the Hospital District Board to join with a grant for fitness. Jean said that she will meet with Diane on this. Eric Reno wanted to commend Dave Mosnik and Suzy Danford for their hard work at the Youth Center. He feels it will grow more and more every day and feels its a great asset to the community. He said it is a win/win situation for FRCC students and Youth Center. - Peggy Bowers gave an update on the Youth Center. They are going to work with the Community Officers about the YAC. The staff now has phones. CSU Social Services students are securing donations to have a computer lab at the center. Peggy added that Treatsylvania at the Farm will cost $2.00 per trick -or -treater; hours 6-8 p.m. for four nights. There are 41 storefronts complete with candy. Jessica said that a private individual approached her to build a skate rink (cement floor). He is looking for sites close to EPIC or Timberline and close to the high school. She asked if it is something that the City would want to partner with him. Marilyn suggested the natural area at Shields and Taft (east side of Shields). Jean said that she has been contacted by this gentleman and referred him to the Park Planning staff. Steve Budner gave an update on the Senior Center. Participation numbers are increasing on a weekly basis especially in the fitness areas. The multi -purpose rooms are being booked continuously and we have increased the part-time staff to 6 staff who are each working 30 hours a week. Sunday evenings are drop in volleyball; Girls Varsity played there this week; two volleyball camps are scheduled. The center is being very well received by the community; today there were 48 different activities; over 400 kids attended a splash program one evening last week; and we. presently have 1800 senior members. Eric asked if there are complaints from the seniors that it is being programmed for other groups. Steve said that he addresses this continually. Jessica asked about the theft issue at EPIC. Jean said that it continues to be a problem. On a motion by Marilyn Barnes, seconded by Rich Feller, the Board adjourned at 7:50 p.m. Parks and Recreation Board Minutes October 25, 1995 Page 2 located in the designed housing development. Jessica MacMillan asked who the developer is? Mike replied that it is US Homes. Diane Thies asked if this neighborhood park will be a large enough site for the size of the population in this area? Mike said this will be a six -acre park site and that is an adequate size for a neighborhood park. Diane asked what the date would be to develop this park? Mike said not in the near future. A question was asked if this is in the Thompson School District or Poudre R-1? Mike said Poudre R-1. Roger Tarum said that if the density is this high in the area that we need to get an adequately sized park. The Board is in agreement of continuing negotiations on the parkland donation. Secretary Note: Staff checked with Attorney Lucia Liley, who advised us that Registry Ridge is in the Thompson R2JSchool District. RECREATION PROGRAM FEES Jean Helburg gave an overview of the Recreation Fees and Charges that have been adopted by City Council last week. She introduced her Program Administrators in Recreation: Peggy Bowers, Youth Activities; Terry Keith, Sports; Steve Budner, Adult Activities, and Mike MCDonnell, Ice and Aquatics. Marilyn Barnes and Diane Thies asked to be on the Focus Group. Steve Budner added Marilyn and Diane to the group. Jean spoke of the Poudre R-1 fee policy that is being reviewed by the School District as they are phasing in a five year fee. Fee changes in volleyball and basketball are because of the charges we will incur from the School District. There were no further comments by the Board. PICKLE PLANT PURCHASE Mike said that the Pickle Plant site was one of the four key parcels of land identified for City acquisition. An environmental assessment was conducted in this area. The 4-acre site, along with the 15,000 square foot building, would cost $290,000. The cost would be split three ways as follows: A private business would like to lease the building for five years for $70,000; Wastewater Utility Capital Reserves for $110,000-1 and Conservation Trust Fund for $110,000. Staff is asking the Board for a recommendation on the purchase of this property. On a motion by Eric Reno, seconded by Roger Tarum the Board voted unanimously (8-0) to approve the purchase of this land as presented by staff tonight. Mike said that this piece of land is critical for the river corridor. Roger said that he asks that the City keep in mind that this building be tom down and that the City not keep it and incur operation and maintenance costs on it. 1996 PARKS AND RECREATION BOARD WORK PLAN/MEETING SCHEDULE Jackie Rael presented the draft copy of the Board's 1996 work plan and meeting schedule. Jean Helburg added Youth Center as our contract will expire with the School District after two years and CITY OF FORT COLLINS CULTURAL, LIBRARY, AND RECREATIONAL SERVICES PARKS AND RECREATION BOARD CITY COUNCIL LIAISON TO THE BOARD: Councilman Bob McCluskey, Jr. STAFF SUPPORT TO THE BOARD: Jackie Rael, Administrative Aide MINUTES: Regular Meeting --October 25, 1995 CALL MEETING TO ORDER: The regular meeting was called to order at 6:30 p.m. by Board President Diane Thies. Board Member Rebecca Chavez called to say that she would not be able to attend tonight's meeting. AGENDA REVIEW: Staff added the Parks and Recreation Board 1996 Work P1anNleeting Schedule was added to the agenda. APPROVAL OF MINUTES: The minutes of the Regular Meeting of September 27, 1995 were unanimously (5-0) approved on a motion by Jessica MacMillan, seconded by Roger Tarum. CITIZEN PARTICIPATION: No citizen participation. ADVERTISING IN THE PARKS Recreation Program Administrator Terry Keith said this has been pulled from the agenda as staff checked the City Code for advertising in the parks, and found this would be a violation to the present City ordinance. Roger Tarum asked if we have any advertising in the parks at this time? Terry said that during tournaments, banners can be placed in the parks for 72 hours. The only permanent advertising in parks is First National's signs in City Park at the ballfields. However, these signs will be removed within the next few months when new scoreboards are installed. Diane asked if we do allow advertising in the parks, would there be restrictions? Terry said that there would be restrictions against alcohol and tobacco. Mary Ness mentioned the advertising that has been promoted for Transfort, and questioned how that relates to the City Codes?. REGISTRY RIDGE PARKLAND ACQUISITION Mike Powers explained that this site is located at Shields and Trilby Road (west side of Shields). The Board toured this area last summer during the Natural Areas tour with Natural Resources Board and staff. The six acre parkland proposal, which will be donated by the developer, is centrally Cultural, Library, and Recreational Services October 4, 1995 Ms. Lucia Liley, 110 East Oak Fort Collins CO Dear Ms. Liley: Attorney 80521 I This letter is an expression of interest regarding a dedication to the City of a neighborhood park site located within the Registry Ridge proposal. Last Friday our Park Planning staff took a field trip to the Registry Ridge area to look at the park and open space proposals you discussed with me earlier in the week. We think the 6-acre park site located within the Registry Ridge proposal is a good site for a neighborhood park (and is even better if the school locates next to it). We are interested in accepting that site as a gift to the City. Parkland fees would still be collected if the proposal is approved. If the school locates adjacent to the park site in Registry Ridge, the City will develop typical neighborhood park amenities on the park site. However, if the school locates elsewhere, the City will develop the typical neighborhood park adjacent to the school. The park site in Registry Ridge will still be developed, although to a lesser degree, using the parkland fees collected in Registry Ridge. We appreciate the and look forward details as this process. Sincerely, V opportunity to partner with to working with you on the proposal moves through the Michael W. Powers, Director Cultural, Library, and Recreational Services the private sector process and other development review DATE: November 14, 1995 TO: Mike Ludwig, City Planner FROM: Michael W. Powers, Director of Cultural, Library, and Recreational Services RE: Registry Ridge Park Dedication The Parks and Recreation Department is currently in negotiations with the attorney and owners of the property known as Registry Ridge for the acquisition of a park site in that development. The current proposal is for the developer to dedicate a six -acre park site adjacent to a proposed school site interior to the development. If this area is approved for development, it will need to be served by a neighborhood park, consistent with our existing Parks and Recreation Master Plan Policy. As you can see from the attached letter from K-Lynn Cameron, Park Planning and Development Manager, to Lucia Liley, Attorney, the type of park facility that would be designed on this property will be dependent upon the location of the school. If Thompson R2J School District selects this site to place their school, our intent would be to build a joint use park/school site facility, which will have more active components. If the school is located at a different site, this park site might be less active and include more passive areas. The second attachment to this memo is the minutes from the Parks and Recreation Board meeting where they considered this site. The Board enthusiastically supported our continued negotiations to receive this dedication. Once the dedication is complete, staff will return to the Parks and Recreation Board for a formal vote to accept the property. If I can provide any further information, please let me know. MWP: jmr Attachments (2) 281 North College Avenue • Fort Collins, CO 80524 • (303) 221-6640 14. designed to meet urban development standards 43f. majority of the open space will utilize native prairie seed mix for turf areas and native drought tolerant plant material 56. utilization of floodway for open space areas 67. planned neighborhood scale service center within the proposed neighborhood 75. mixed densities planned (1 du/ac to 6 du/ac) 79.c. planned school site within walking distance of low density residential 79d. planned neighborhood park within walking distance of low density residential Sincerely, Jim Sell Jim Sell Design Inc. June 19, 1995 Planning and Zoning Board Members Planning Department City of Ft. Collins RE: Registry Ridge P.U.D. (formerly DALCO P.U.D.) Planning Objectives Dear Board Members, im Sell D lSi Registry Ridge P.U.D. is a 254 acre Planned Unit Development at the Southwest corner of S. Shields St. and Trilby Rd. The preliminary site plan will include 207 of the 254 total acres, and will consist of 511 single family dwelling units, a ten acre school site, an eight acre neighborhood park, and neighborhood recreation facilities, i.e. swimming pool, tennis courts, play area. The Overall Development Plan also includes future phases of multi- family units, and commercial/office/daycare facilities to create a mixed use residential neighborhood. Minimal grading will be utilized to allow the natural grades of the terrain to dictate lot and street layout. Natural drainage areas will be preserved throughout the site within planned open space tracts. Landscaping within the open space will accentuate the natural character of the drainage areas. A bermed and landscaped buffer along Trilby Rd. will buffer the existing development to the north, as well as create entry landscaping for Registry Ridge. ' Access and Circulation The main access to the site will be accommodated by two main entry roads (Ranger Dr. and Bon Homme Richard Dr.), as well as two secondary entry roads (Nimitz Dr. and Truxtun Dr.). Both S. Shields and Trilby Rd. will have one primary and one secondary entrance into the development as indicated on the site plan. Two future access points are planned to the West of the development, as well as one future access point to McKee Charitable Trust Property to the South. Pedestrian circulation will be provided along all the proposed streets. Pedestrian paths are also planned through and to,the neighborhood park, school, recreation center, and the majority of the open space tracts within the development. Land Use Policies 3. maximum utilization of land within the city 12/13 overall density of the development within the UGA is 3 du/ac ate. 117 �^^°'06rad° e05 003)4841921 # _ 0 u rDfep J� ^ N.! JCti!!! I�lIMI. 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VICINITY MAP 06/22/95 32-95 REGISTRY RIDGE PUD Overall Development Plan 0 um 01 ati k3 I olva 011 DIV =:I I 10 we a a a ol=. llor=- IONINTMIC Registry Ridge O.D.P., #32-95 November 20, 1995 P&Z Meeting Page 8 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 the PUD plan. Said documents must be delivered into escrow prior to consideration of the final plan for Registry Ridge PUD Phase 1. 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 (c) 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. Registry Ridge O.D.P., #32-95 November 20, 1995 P&Z Meeting Page 7 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. There are three "round -a -bouts" proposed on the collector streets in the development that are still being evaluated by the Engineering Department. A decision by the Director of Engineering on these round-abouts will be rendered prior to consideration by the Planning and Zoning Board of the first final P.U.D. for the Registry Ridge O.D.P. 7. Stormwater: The Registry Ridge Overall Development Plan meets City Stormwater Utility design requirements. FINDINGS OF FACT/CONCLUSION: The Registry Ridge Overall Development Plan, # 32-95 is in conformance with the City's Comprehensive Plan. 2. The Registry Ridge Overall Development Plan, # 32-95 exceeds the minimum gross density requirement of 3 dwelling units per acre. 3. The Registry Ridge Overall Development Plan, # 32-95 street layout and projected traffic volumes are in compliance with the City's Transportation Policies except for the proposed "round-abouts". RECOMMENDATION: Staff recommends approval of the Registry Ridge Overall Development Plan, #32-95 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. 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. 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 Registry Ridge O.D.P., #32-95 November 20, 1995 P&Z Meeting Page 6 Fourth, The Plan for the Region Between Fort Collins and Loveland, an advisory document, designates the northern two-thirds of the proposed Registry Ridge O.D.P. as "residential cluster development"on the Preferred Land Use Scenario Map. The southern one-third of the proposal is designated as "proposed open lands" on the Preferred Land Use Scenario Map. The City has obtained a one year option to purchase the southern one-third of the Registry Ridge O.D.P. (parcel N). The City's interest in this property is dependent upon whether the McKee Charitable Trust Plat and Overall Development Plan south of the Registry Ridge proposal receives final approval for 328 single-family lots from the County or whether public funds can be generated to purchase the McKee Trust property for open space. The 201 acres on the east side of South Shields Street that is not a part of this development request has already been granted Overall Development Plan approval for manufactured housing, multi -family residential, convenience center/office and medium density residential uses. This area is also designated as "proposed open lands" on the Preferred Land Use Scenario Map. As part of the Registry Ridge P.U.D., Preliminary, #32-95A, the applicant proposes to dedicate approximately the southern 103 of these acres to the City. The Natural Resources Department has obtained options to purchase the remaining 99 acres or it may be used for off -site open space dedications with future P.U.D. submittals. 5. Desi n: The Registry Ridge Overall Development Plan consists of seventeen parcels. The layout of the parcels shows the low -density, single-family residential uses along the northern, southern 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 (1.96 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 fines that is a minimum of 30' wide. Internal bike/pedestrian paths connect the residential use to proposed public facilities within the development as well as to a future bike path along Trilby Road. 6. Transportation: Vehicular access is gained from one entrance on Trilby Road at approximately the mid -point of the site and from two entrances on South Shields Street on the northern one third of the property. Two future connections are shown to along the western edge of the property should the property to the west ever develop in the future. The street layout and traffic volumes projected for the Overall Development Plan are 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. As part of any Registry Ridge O.D.P., 932-95 November 20, 1995 P&Z Meeting Page 5 201 acres of land at the southeast comer of Trilby Road and South Shields Street that had already received O.D.P. approval as part of the Ridgewood Hills (Del Webb) Overall Development Plan. The additional 201 acres of land is not included with the Registry Ridge Overall Development Plan, #32- 95. However, the 201 acres plays a significant role in the Registry Ridge P.U.D., Phase One Preliminary #32-95A as 102.89 acres is proposed to be an off -site open space dedication. Concerns expressed at the neighborhood meeting regarding land uses that are the same as those proposed with this Registry Ridge O.D.P. were generally related to the amount of traffic this development would generate on Shields and Trilby; what the "commercial" site would consist of and if it could be moved away from the northeast comer of the Registry Ridge site; that the density was too high; and who would provide and pay for the extension of services. Minutes of this neighborhood meeting are attached. In addition, staff has attached numerous letters from affected property owners and other parties of interest. These letters generally reflect a concern that the density is too high and incompatible with the existing "rural" lifestyle of this area; that this development proposal will eliminate any chance of retaining a separation between Loveland and Fort Collins; and that they do not want a "strip mall". The applicant has attempted to address the neighbors concerns as follows and still meet City policies: First, the commercial office portion is no longer directly on the southwest corner of Trilby Road and Shields Street. Parcel C is 9.5 acres in size which is between a neighborhood convenience shopping center (approximately 7 acres in size) and a neighborhood service center (approximately 15 acres in size) and is appropriate for the location and proposed amount of residential dwelling units on this site as well as existing and future residential uses in this area. Second, there are both rural residential and urban residential county developments adjacent to this property, however, the property is located within the Urban Growth Area and within the City limits and therefore is required to develop at a minimum of 3 dwelling units per acre. If the maximum of 702 units are built (includes residential uses rather than the proposed school site on Parcel H) the residential density will be 3.07 dwelling units/acre. If the minimum of 597 units are built (includes school on Parcel H and open space on Parcel N) the residential density will be 3.15 dwelling units/acre. The applicant is proposing the fewest number of units as is possible to still maintain at least 3 dwelling units per acre. The applicant has attempted to minimize the impact of higher intensity uses from the surrounding properties by placing the low density single-family residential parcels on the perimeter of the site. The commercial/office, daycare, and higher intensity uses are to the interior of the development and along South Shields Street. Third, the applicant must bear the cost of extending services to and throughout the development and must provide off-street improvements to Shields Street as well as on -site street improvements to Trilby Road and Shields Street. Registry Ridge O.D.P., #32-95 November 20, 1995 P&Z Meeting Page 4 Policy 14- Urban development standards shall apply to all development within the urban growth area. 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 67- Only neighborhood scale service centers will be allowed in residential neighborhoods. Policy 75 - Residential areas should provide for a mix of housing densities. Policy 79 - Low -density residential uses should locate in areas: a. Which have easy access to existing or planned neighborhood and regional/community shopping centers (9.5 acre commercial site proposed for Parcel C); 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. Staff feels that the Registry Ridge Overall Development Plan, #32-95 is in conformance with the Comprehensive Plan. 4. Neighborhood Compatibility: A neighborhood meeting was held on April 13, 1995 for a development proposal referred to as the DALCO P.U.D. that proposed 936 single-family and multi -family residential units, church/commercial site, school site, park site, recreational center and private open space on 445 acres. The DALCO P.U.D. included the property which is now being submitted as the Registry Ridge Overall Development Plan, #32-95 and Registry Ridge P.U.D., Phase 1, Preliminary, as well as approximately Registry Ridge O.D.P., #32-95 November 20, 1995 P&Z Meeting Page 3 Parcel Land Use Gross Acreage D.U's Density 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 applicant proposes to dedicate an approximately 6.0 acre park site (Parcel I) to the City of Fort Collins at no cost for a neighborhood park. Please refer to the attached memorandum from Mike Powers, Director of Cultural, Library, and Recreational Services (CLRS) regarding the Parks and Recreation Boards recommendation and City's willingness to accept this dedication. The property be dedicated to the City prior to consideration by the Planning and Zoning Board of the first final P.U.D. of the Registry Ridge Overall Development Plan. The Thompson Valley School District has not committed to developing a school site on Parcel H of the Registry Ridge Overall Development Plan. Therefore, single-family residential has been listed as a secondary use. 3. 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): Policy 3a- The City shall promote maximum utilization of land within the city. Policy 12- Urban density residential development usually at three or more units to the acre should be encouraged in the urban growth area. Policy 13- Rural density residential development usually at one or less units to the acre should not be allowed in the urban growth area. Registry Ridge O.D.P., #32-95 November 20, 1995 P&Z Meeting Page 2 COMMENTS 1. 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. r-1-p; 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 was zoned R-L-P, Low Density Planned Residential with a P.U.D. condition. 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." 2. Land Use: The Registry Ridge Overall Development Plan proposes the following parcels and landuses: Parcel Land Use Gross Acreage D.U's Den i 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 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 ITEM NO. 12 MEETING DATE A-U -20/95 STAFF Mike Ludwig12 Jl l q5 PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Registry Ridge Overall Development Plan, #32-95. 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 Overall Development Plan (O.D.P.) approval for 151 acres of detached single- family residential, 14.4 acres of patio homesltownhomes, 5.0 acres of multi -family residential, 3.0 acre day care site, 3.1 acre recreation center site, 7.2 acre school site (secondary use detached single- family residential), 6.0 acre neighborhood park, 9.5 acre commercial site, and 44.2 acres of open space on a total of 244.4 acres. The property is located at the southwest corner of Trilby Road and South Shields Street and is zoned R-L-P, Low Density Planned Residential with a P.U.D. condition. A maximum total of 702 units dwelling units (includes residential uses rather than the proposed school on Parcel H) are proposed for an overall gross density of 3.07 dwelling units per acre. RECOMMENDATION: Approval with conditions. EXECUTIVE SUMMARY: The Registry Ridge Overall Development Plan, #32-95 is in conformance with the City's Comprehensive Plan and exceeds the minimum gross density requirement of 3 dwelling units per acre. The street layout and traffic volumes projected for the Overall Development Plan are in compliance with the City's Transportation Policies except for the proposed "round-abouts". COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750 PLANNING DEPARTMENT Natural Resources Advisory Board Meeting November 1, 1995 Page 8 would happen to the Registry Ridge development if the area is not purchased. Shoemaker explained that it would still have to go to the Planning and Zoning Board for a decision; they could go ahead with the development if the Natural Resources Advisory Board is not interested in it as a natural area. Steffes asked how many units of manufactured housing are involved. Shoemaker said that there would be five to an acre. Ohlson said that if the area is worth buying, the City should get an option on the land, be in a position to sell it for affordable housing and have the investment returned to the natural areas fund. Janett asked if there is a policy limiting the density of housing next to a natural area. Shoemaker answered that there is not a policy, but fewer houses mean fewer people. He added that a better choice might be to leave a buffer between the development and the open space. In conclusion, Shoemaker noted that this land is identified in two existing plans (the Natural Areas Policy Plan and The Plan for the Region Between Fort Collins and Loveland), the developer has complied with the request for an additional viable piece of property and it has been offered at a reasonable price. Miller noted that the area will probably be developed in ten years. Bill Miller made the motion to pursue the acquisition of Areas 1, 2 and 3 as proposed by the Registry Ridge P.U.D. and to take the option on Area 4. Ed Secor seconded the motion and it passed unanimously (8-0).