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HomeMy WebLinkAboutREGISTRY RIDGE PUD, PHASE I - PRELIMINARY - 32-95A - CORRESPONDENCE - CITY STAFF (3)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). 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 IQ1a, -6/ 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. 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 CR 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 tives center section P A PLAN FOR ME REGION BETWEEN FORT COLLINS AND LOVELAND 21 C� Y� ? Y J� � ' � c9-(-r-� � Va I /i d P c� S /-T C /r !mil � S t iL �•`-t �v�/�c'�t SITE DESCRIPTION RESOURCE VALUE RELATIVE THREAT PUBLIC USE MULTIPLE OPPORTUNITY OBJECTIVES Area Relative Distance Develop- Develop. Lacks Spec. Distance Access Negative City Other Avail- Low Partners Issues Site f: Mse (overall Ranking). Descriptim (ac) Value to Open Pressure Po[mt. Currmt Educ./ to Factors Plans Plarvt ability Cost sc�,ic Protect. Rec. Schools FC-8: Redtail Grove (Nigh). Pond carylex 20 High High High Moderate Moderate Yes Moderate Mod. Unknown Yes No High Low No Unk. and upland cottonwoods along Fossil Creek tributary. Site used by nesting red-tailed hawks, waterfowl, and songbirds. May serve as deer corridor. FC-9: Tributary South of Gulleys 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: Pleasont Hill lane Fork (Moderate). 5 Moderate Low Moderate High Nigh 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 No Unknown Unk. No Yes (Moderate). Grassland with many native plant species and prairie dogs along creek and ridge to cast of Burlington RR tracks. Site used by numerous raptors. RR right-of-way could be issue for acquisition. FC-12: Fossil Creek Park Annex (High). 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 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, Nigh use by wintering raptors. Parks Master Plan (partial site). TM3-11 ft W *Piro Wati*#IMN MIME .................. .-,7�tO aSy I 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. Corn. nity Planning and Environmen. _ Services �a- Natural Resources Department City of Fort Collins MEMORANDUM 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. Staff regards 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 80522-0580 • (970) 221-6600 • FAX (970) 221-6378 City of Fort Collins Com. Anity Planning and Environment_. Services-•����.eao« Natural Resources Department MEMORANDUM DATE: November 14, 1995 TO: Mike Ludwig, City Planner FROM: Tom Shoemaker, Natural Resources DirectorV�yu./ 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