HomeMy WebLinkAboutREGISTRY RIDGE PUD, PHASE I - PRELIMINARY ..... DECEMBER 11, 1995 PLANNING & ZONING BOARD HEARING - 32-95A - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSDecember 9, 1995
Mike Ludwig
City Planner
281 North College
Fort Collins, CO 80524
RECEIVED DEC 1 1 1995
Mr. Ludwig and Planning and Zoning Board Members,
We are home owners in the Mountain Valley Subdivision that is
near the proposed Registry Ridge Development. We have attended
several neighborhood meetings and would like to share our
feelings regarding this and any similar proposals.
1. We believe Fort Collins unique character would best be
preserved by allowing the urban growth area to taper off
into a "soft edge" rather than into an abrupt concentrated
area of development like the proposed Registry Ridge. This
more rural look would certainly be more in character with the
developments already established.
2. We would like to see a distinct corridor between Fort
Collins and Loveland, and the density of this proposed
development would further diminish that potential span. This
development, with a variance granted to.allow less than three
houses per acre, could foster that separation by allowing
this area as to be a final transition zone for the edge of
Fort Collins.
3. We feel a development of lesser density is more compatible
with the nearby Cathy Fromme open space. Approving a
development of this density with its own commercial area
would only hinder the small town unity we love about Fort
Collins and encourage a hodge podge of micro -communities to
evolve on the fringes of the urban development areas.
4. Since this development is on the outside perimeter of the
Fort Collins urban growth area, we feel any new development
should be considered part.of the comprehensive plan to be
accomplished in conjunction with the county. Until that
comprehensive plan has been formulated, we urge you to
carefully consider how a development of this density might
impact that mutual aim.
We understand and recognize that the development of this area is
inevitable, but we encourage you to listen to our views and
support those of us already in this community. Please give
careful consideration to the future significance of your decision
regarding this and similar proposals.
Sincerely,, td Au D y I a 4 S
i'
(MM,Awmg�NEIGHBORHOOD INFORII�TATION MEETING
for - ...
Project: KEEZASTR�
City of Fort Collins Meeting Location: .�
Date: �j? � 6 5
Attendees: Please sign this sheet. The information will be used to
update the project mailing list and confirm attendance at neighborhood
meetings. Contact the Plannin; Department (221-6750) if you wish to
Did You Receive orrect
receive minutes of this meetin:.
ritten tiotification address.
of this meeting?
Name Address v
GID I es I
Pao Ides N
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City of Fort Collins
Date:
To:
From:
Subject:
Commt ;y Planning and Environmenta: ;rvices
Current Planning
MEMORANDUM
December 7, 1995
Planning and Zoning Board Members
Michael Ludwig, City Planner M16
Registry Ridge Neighborhood Meeting
The continuation of the Planning and Zoning Board's consideration of the Registry Ridge Overall
Development Plan, 932-95 and Registry Ridge P.U.D., Phase 1, Preliminary, #32-95A to
December 111 1995 allowed the opportunity for City Staff to facilitate an additional neighborhood
meeting at McGraw Elementary School on December 6, 1995.
City Staff members present: Mike Ludwig, Planning
Glen Schlueter, Stormwater Utility
Sheri Wamhoff, Engineering
Applicant's consultants present: Bud Curtis, Northern Engineering
Matt.Delich, Traffic Engineer
Cathy Mathis, Vaught -Frye Architects
Frank Vaught, Vaught -Frye Architects
The neighborhood meeting allowed all interested parties the opportunity for a "final" review of
the proposed plans prior to the Planning and Zoning Board hearing on December 11; 1995.
Copies of the staff memos and attachments were distributed. Frank Vaught gave a brief
presentation explaining the applicant's development proposal followed by a question and answer
session.
Questions, concerns and comments expressed, were generally related to existing traffic problems
at the intersection of Trilby and Shields and in the area; proposed street improvements to Shields
and Trilby Road (what and when); what developments were included in the traffic study; who will
provide fire and police service; on -site wetlands; and density.
A list of the affected property owners who attended this meeting is attached.
281 North College Avenue • P.O. Box 580 Fort Collins, CO 80522-0580 • (970) 221-6750
FAX (970) 221-6378 • TDD (970) 224-6002
Water and Gas lines will be extended down Trilby? Where is the larger gas line to be
installed. What impact will this have on our driveways?.
The development is against all the talk about separation of Fort Collins and Loveland, It
does not belong here because
1. Too far from City Services
2. Too Far from Fire Department
3 Too far from City Police
4. Does not fit in with surrounding neighborhood.
Widening of Trilby Road,
All widening should be done to the south side of the existing road. This would impact
fewer residents, 4 ea. driveways and 1 gravel road from Taft Hill Road to Shields Street,
I assume Trilby would be widened from Shields to College Avenue (287). This move
would impact only 4 more driveways to widen to the north side would impact 8
driveways and 1 gravel road from Taft Hill to Shields to College Avenue.
I see two outlets to Trilby Road, Nimits Drive and Ranger Drive, to be finished on the first
phase of the project with Trustion Drive to be completed later. Why not finish Trurton
Drive in the first phase to relieve the congestion at Trilby and Shields. Cars going south
would not have to go through a four way corner to access Shields. It seems to me that it
would be a bit safer.
Noise barrier questions
1. Who will maintain it?
2. How wide will it be.
3. Last but not least is the density of this project.
Shields Street is a heavily traveled thoroughfare. Has a traffic study been done for all this
additional traffic between Fort Collins and Loveland? Trilby Road is one main access to
the county landfill with heavy trash trucks. We have had several traffic fatalities at the
corner of Trilby and Shields. Is a stoplight or four-way stop sign planned for the
additional traffic.
Frank and June Rayder
1420 West Trilby pd.
Fort Collins, Co. 80526
Developer's proposal
Schools and Parks, Will the property be deeded over to the municipality prior to any
approval for development or just a promise for the future?
Storm Drainage Holding Pond. The developer's proposal for storm water detention pond
-- it appears that the holding pond will be little more than a mosquito breeding cesspool.
Will this evaporation pond really meet the City of Fort Collins environmental
requirements?
Open Space as proposed by the developer. Who will maintain responsibility for mowing,
liter cleanup and general maintenance? As we understand it the city is having a hard time
maintaining the parks and property that they have now.
o If all the parks to have been built by every developer who has promised them were
built, we would have a park on every other block, but again who has the money to
maintain them? Is another bond election in the offering?
o The proposed land of 71 acres next to or split by the railroad tracks as a gift appears
to be worthless as open space. See if the builder will swap 71 acres on Trilby Road
and he can develop along the tracks.. 38 points for that land is preposterous.
Don't accept their trash!
The designated school acreage looks to me like it may sit on the only wetland in the area.
What happens to the wetland? Has there been a study on this wetland and the impact the
development will have on its inhabitants?
Schools. Again if every school were to be built as promised by the developers we would
have a school every mile. Loveland School district has not approved any additional
moneys for schools in years. Has this been coordinated with the school district. or will
the school property development be dropped and the developer allowed to build
additional houses on the proposed school property?
The system of getting enough points to build this development bothers us. So many
points for a day care center. They say they have a letter of intent for a day care center.
How binding is a letter of intent? When will the center be built? If they back out of
building what are the penalties if any to the contractor and developer? If the center is not
built, do we subtract the points after the development is approved?
City Utilities, Sewer, Water, Gas and Electric.
Sewers. Where is the sewer line to be installed. What impact will this have on our
driveways. Is there a requirement to connect to the sewer system?
Electrical. The power lines on both sides of Trilby Road appear to belong to the REA.
Will additional lines now be needed for Fort Collins Light and Power?
RECEIVED NOV 1 6 1995
November 11, 1995
Mr. Mike Ludwig
City of Fort Collins
Planning Department
281 North College Avenue
Fort Collins, Co. 80524
Dear Mr. Ludwig:
This letter is written to express some of our concerns about the housing development, Registry
Ridge, being proposed south of Trilby Road and Shields. We are located between
Shields and Taft Hill Road at 1420 West Trilby Road, Larimer County Lot 13, Mountain Valley
Acres.
Density versus open space, the Proposal is inconsistent with surrounding acreages.
1. Where does the density of a minimum 3 houses per acres come from? Has this ever been
proven to be advantageous for city utilities by any current studies or proven facts? The
local paper has articles about contractors moving to Windsor and Weld county to be able
to build on one to three acre lots.
2. The current lot size for housing in the area is of a minimum of 1 1/2 acres to 10 acres.
The area is adjacent to a designated open area to the foothills to the west and open space
known as Cathey Fromme park to the northwest and the proposed corridor to the south.
How does the 700 homes and dense housing with a strip mall in the middle plan fit into
this area and the open corridor between Fort Collins and Loveland? We should be
developing a soft edge, or transition zone with low density housing one to three acre lots.
3. We understand that a study is underway by Fort Collins and Larimer County to re -write
the Urban Growth Area Agreement. This development appears to being trying to rush
before a comprehensive plan is formulated. The development should be postponed
pending that new plan.
Water and Gas lines will be extended down Trilby? Where is the larger gas line to be
installed. What impact will this have on our driveways?.
The development is against all the talk about separation of Fort Collins and Loveland, It
does not belong here because
1. Too far from City Services
2. Too Far from Fire Department
3 Too far from City Police
4. Does not fit in with surrounding neighborhood.
Widening of Trilby Road,
All widening. should be done to the south side of the existing road. This would impact
fewer residents, 4 ea. driveways and 1 gravel road from Taft Hill Road to Shields Street,
I assume Trilby would be widened from Shields to College Avenue (287). This move
would impact only 4 more driveways to widen to the north side would impact 8
driveways and 1 gravel road from Taft Hill to Shields to College Avenue.
I see two outlets to Trilby Road, Nimits Drive and Ranger Drive, to be finished on the first
phase of the project with Trustion Drive to be completed later. Why not finish Trurton
Drive in the first phase to relieve the congestion at Trilby and Shields. Cars going south
would not have to go through a four way corner to access Shields. It seems to me that it
would be a bit safer.
Noise barrier questions
1. Who will maintain it?
2. How wide will it be.
3. Last but not least is the density of this project.
Shields Street is a heavily traveled thoroughfare. Has a traffic study been done for all this
additional traffic between Fort Collins and Loveland? Trilby Road is one main access to
the county landfill with heavy trash trucks. We have had several traffic fatalities at the
corner of Trilby and Shields. Is a stoplight or four-way stop sign planned for the
additional traffic.
Frank and June Rayder
1420 West Trilby 1Zd.
Fort Collins, Co. 80526
Developer's proposal
Schools and Parks, Will the property be deeded over to the municipality prior to any
approval for development or just a promise for the future?
Storm Drainage Holding Pond. The developer's proposal for storm water detention pond
-- it appears that the holding pond will be little more than a mosquito breeding cesspool.
Will this evaporation pond really meet the City of Fort Collins environmental
requirements?
Open Space as proposed by the developer. Who will maintain responsibility for mowing,
liter cleanup and general maintenance? As we understand it the city is having a hard time
maintaining the parks and property that they have now.
o If all the parks to have been built by every developer who has promised them were
built, we would have a park on every other block, but again who has the money to
maintain them? Is another bond election in the offering?
o The proposed land of 71 acres next to or split by the railroad tracks as a gift appears
to be worthless as open space. See if the builder will swap 71 acres on Trilby Road
and he can develop along the tracks.. 38 points for that land is preposterous.
Don't accept their trash!
The designated school acreage looks to me like it may sit on the only wetland in the area.
What happens to the wetland? Has there been a study on this wetland and the impact the
development will have on its inhabitants?
Schools. Again if every school were to be built as promised by the developers we would
have a school every mile. Loveland School district has not approved any additional
moneys for schools in years. Has this been coordinated with the school district. or will
the school property development be dropped and the developer allowed to build
additional houses on the proposed school property?
The system of getting enough points to build this development bothers us. So many
points for a day care center. They say they have a letter of intent for a day care center.
How binding is a letter of intent? When will the center be built? If they back out of
building what are the penalties if any to the contractor and developer? If the center is not
built, do we subtract the points after the development is approved?
City Utilities, Sewer, Water, Gas and Electric.
Sewers. Where is the sewer line to be installed. What impact will this have on our
driveways. Is there a requirement to connect to the sewer system?
Electrical. The power lines on both sides of Trilby Road appear to belong to the REA.
Will additional lines now be needed for Fort Collins Light and Power?
RECEIVED NOV 1 6 1995
November 11, 1995
Mr. Mike Ludwig
City of Fort Collins
Planning Department
281 North College Avenue
Fort Collins, Co. 80524
Dear Mr. Ludwig:
This letter is written to express some of our concerns about the housing development, Registry
Ridge, being proposed south of Trilby Road and Shields. We are located between
Shields and Taft Hill Road at 1420 West Trilby Road, Larimer County Lot 13, Mountain Valley
Acres.
Density versus open space, the Proposal is inconsistent with surrounding acreages.
1. Where does the density of a minimum 3 houses per acres come from? Has this ever been
proven to be advantageous for city utilities by any current studies or proven facts? The
local paper has articles about contractors moving to Windsor and Weld county to be able
to build on one to three acre lots.
2. The current lot size for housing in the area is of a minimum of 1 1/2 acres to 10 acres.
The area is adjacent to a designated open area to the foothills to the west and open space
known as Cathey Fromme park to the northwest and the proposed corridor to the south.
How does the 700 homes and dense housing with a strip mall in the middle plan fit into
this area and the open corridor between Fort Collins and Loveland? We should be
developing a soft edge, or transition zone with low density housing one to three acre lots.
3. We understand that a study is underway by Fort Collins and Larimer County to re -write
the Urban Growth Area Agreement. This development appears to being trying to rush
before a comprehensive plan is formulated. The development should be postponed
pending that new plan.
.11
RECEIVE® NOV 1 5 1995
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RECEIVED NOV o 2 i995
Dear Mr. Ludwig
There is a matter of concern brought to our attention that I am informed
that a letter to you might help. We sure hope it will. I'll try to explain as well as possible.
ivly family and I are residents of Ft. Collins now for four years. We came to Ft.
Collins seeking to raise our children in a small western town of dignity and ethical value.
My husband and I are business owners in Ft. Collins. We were very fortunate to start our
lives over in a wonderful town that is prosperous.
We though have very special needs as home -owners. We need to live in the
country as we also have a kennel to raise a special breed of hunting dogs. I need to work
in town and the children go to school. So we needed to live close enough to not have it so
inconvenient to do so. We were very fortunate to have found our lot after a long; hard
search. This property is south of Trilby, off of S. Shields St. All of our neighbors have
similar plots of land. We all have similar needs.
Now we are being threatened by a developer to put strips of condos, three houses
per acre, and a shopping strip next to our rural homes! This obviously hasn't been thought
through very thoroughly.
As having two people oriented businesses, ( Home Builder & Hairdresser) we are
very aware of what people are looking for in this town and what is appropriate in different
areas. This obviously has a lot of residents in this town highly upset. It is horrible planning
to let this kind of development go through. It's not good to subject sub -division dwellers
right next to country settings with noisy dog kennels and horsy stables. We need more
responsible thinking processing the developments around us. 'As I speak to more and more
people in this town, the more I hear the high demand for more properties like ours is in
great demand. We need more lots available with, small acreage's to keep this area most
consistent with the existing urban dwelling it is. This town is being invaded by swarms of
small lots in sub -divisions already. We need more variety to offer. I hope you will
consider how the proposed plan will affect our neighborhood and the ones to come.
Thank you for taking the time to listen. We all will greatly appreciate any help you
can be.
Mark and Nvanna Fischer
RECEIVED OCT 3 1 1995
October 27, 1995
Mike Ludwig
City Planner
281 North College Avenue
Fort Collins, CO 80524
Dear Mike,
The facts are in. The residents of Fort Collins have made their wishes known by responding to .
the Comprehensive Plan survey. A direct quote from Anton Nelessen, a nationally recognized
professional in planning and urban design, " The image that people want is absolutely clear
here." The results of this commissioned survey by the City of Fort Collins puts it in black and
white. " 72.2 percent agree that Fort Collins boundaries should be distinguishable from other
communities ." 79.5 percent want to continue spending tax dollars to preserve open space."
"89.4 percent want development restricted in environmentally sensitive areas."
I think that this timely survey speaks volumes about how residents of this fast growing city
feel about development and growth. There is a need to stop and consider the "bigger picture"
for the future of our town.
There is a planned unit development of some 700+ houses plus a strip mall affecting the
land that could be set aside for either open space or a corrider between Loveland and Fort Collins.
Registry Ridge, if approved will totally violate the concept of a corridor between the
two cities. By it's mere design it will be inconsistent with the surrounding acreages. The land
to the west has already been set aside as open space. One mile to the north, Cathy Fromme
open. space already exists, thanks to some quick and thoughtful planning. Finally, a proposed
"open space tax" appears on the November ballot indicating people are serious about this
issue.
Please convey my concerns about this P.U.D to the Planning and Zoning Board. I feel there
is an urgency here as land is being developed in every direction. There may be other issues
that the taxpayers feel are equally important, but this open space can not wait until next
election. It will disappear before your very eyes, making Fort Collins the type of town people
move away from rather than flock to.
Sincerely,
Janice Collins
page 2
3. Traffic. We at this point have not been informed of any plans to deal with
the increased traffic that this development and other new developments along
Shields will create. Shields and Trilby are already dangerous freeways at
morning and evening rush times.
4. Commercial Development. For lack of a better term, the commercial
portion of this development is a joke. The only reason it has been proposed is to
provide the developers enough points to proceed with development
consideration. The whole idea of giving points for being near a commercial
area was to promote new growth close to existing services not to promote
commercial development in outlying areas.. This commercial area is definitely
not needed since many are nearby.
Please take these points into consideration as this development proceeds
through the planning process. We are not opposed to new development in our
area but we are very concerned that it be done correctly. Three houses to the
acre and a commercial site are not correct for this area. Our neighborhood is
committed to the proper development of Fort Collins and we will be present to
speak to you in person when the Registry Ridge PUD finally comes before your
board.
Thank you for your time and consideration.
Sincerely,
avid and Jeanne Anne wen
1209 La Eda Lane
Fort Collins, CO 80526
cc: Mayor Ann Azari
RECEIVED OCT 2 4 1995
October 17, 1995
All Planning and Zoning Board Members
c/o Mike Ludwig, City Planner
Fort Collins, CO
Dear Members,
I am writing in regard to the proposed Registry Ridge PUD, located at the SE
and SW corners of Shields and Trilby roads. We live in Mountain Valley Acres
which is just north of this proposed development.
At the last neighborhood meeting in April, we discussed the Dalco PUD which
is now renamed Registry Ridge. We believe there are several problems with
this proposed development.
I. Inconsistent With Surrounding Area. When you drive south on Shields
St. from Harmony Rd., after you have passed Clarendon Hills, the scenery
definitely takes on a rural atmosphere with all homes on small to large acreages.
This continues until you pass Trilby where the number of homes is fewer and
farther between. To allow a development of the density of Registry Ridge to be
built at this location would be terribly unpleasing aesthetically. It will stick out
like a "sore thumb", a massive block within the surrounding open lands.
2. Transition Zone. We are rapidly running out of time to correctly develop
the area between Fort Collins and Loveland. The decisions made now will last
forever and reflect back upon the decision makers of our time. Shall we
continue to fill in all of the available space between the two towns at three
houses per acre or should we gradually taper off on density as we develop this
transition zone. Let us not lose this opportunity to reduce the density of
development, preserve a true corridor and create a transition zone that we can be
proud of. A change or variance to the LDGS should be considered for this
location.
of the developer is how much Revenue can be generated from a project of this type.
There is a lot more things to consider here. If the developer goes ahead as planned,
with your blessing, the ramifications of a developed project of this caliber, (high -
density, & commercial applications) would make an extremely negative impact on
everything and everyone surrounding it Even common sense tells you that a "high -
density" development project out in this Farming area is preposterous to say the least!!
A 'low -density", non-commercial project would definatly be a more positive approach,
and would be more consistant with the present properties.
Please reassure us that the city cannot be "bribed" by gifts of useless land near the
rail -road tracks by prospective developers trying to earn most of their merit points.
(This "gift" of land which was given as "open space" area is not at all a useful nor
visable piece of land to promote a feeling of open -area. This gift of land is in a very
"low-lying" area which, being right next to the rail -road tracks, and in a wet- land
area, will be absolutely worthless for any kind of positive use.) Thank you for your
wisdom and consideration of some very important issues concerning this project.
Sincerely,
Mr. and Mrs. Michael Smallwood
7101 S. Shields SG
Ft Collins, Co. 80526
229-1630
RECEIVED OCT ' 4 1995
October 13, 1995
Mike Ludwig, City Planner
281 N. College Ave.
Ft. Collins, Co. 80524
Dear Sir,
This letter is in regards to the planning & zoning Board review of the "Registry Ridge"
proposed development at Trilby Road west, and South Shields St. Our family and
neighbors are strongly against any "high density" projects being presented by this
developer. The proposed plan of a "Strip -mall", 700 houses, condos, etc. on this
property is absolutely inappropriate & inconsistant with surrounding acerages and
properties.
We live on five beautiful acres one half mile south of Trilby, and we are zoned
"Farming" as is the case with a lot of our surrounding neighbors. Our property backs
up to the open "Wet -lands. The wild -life, birds, and such are beautiful and for the
most part, untouched out here. We reaalize that the development to the north of us on
the "wheat strips" may eventually happen, but let it be done in a 'low density"fashion
such as acerages, etc. which would be more consistant with the land and to help
preserve the beauty that is out here and the way of life we have all come to enjoy. In
addition, the proposed corridor to the south and the Cathy Fromme "Open space" to
the north makes this dense housing development & commercial area even more
inappropriate.
Please consider these issues, they are very valid to all of us, and most of all they are
valid to the future of this area and the preservation of beauty, nature, peace, and some
"openess" to break the monotony of development after development after development
which seems to be having an extreme impact on the Loveland & Ft. Collins areas. We
all realize that development must occour in a Communityfor the welfare of many,
but.......you must use wisdom and control on how much development takes place, what
type of development, how dense the development, and most important... the location of
the proposed project
We beseech you sir, to please consider all the issues and concerns regarding the type of
development that is being proposed hereby the developer. We all know that the main
interest
We respectfully request that the Planning and Zoning Board
grant a variance to the developer to build acreage home sites on
the Proposed Development. He assured us last year at the home
owners meeting that he would be happy to build acreages if the
city would grant a variance. Thank you for your time in this
matter.
Sincerely,
Clark & Claudia Whitcomb
RECEIVED OCT 0 4 1995
September 21, 1995
Mr. Mike Ludwig, City Planner
Planning and Zoning Board
281 North College Ave.
Fort Collins, CO 80524
Dear Mr. Ludwig:
We are residents of 1300 W. Trilby Rd. in Fort Collins and are
writing this letter in response to the Proposed Development on
the Southwest corner of Trilby Rd. and Shields. There are
several concerns that we have regarding this development.
1) All of the land surrounding the proposed development is
either open space or acreage home sites. The Cathy Fromme Open
Space is to the west and north of this area. And the proposed
open space corridor between Loveland and Fort Collins is to the
south. It seems innappropriate to allow a development this dense
to sit right in the middle of this type of area. We have heard
that Fort Collins wants to create a soft edge to the city. This
development as proposed will most certainly ruin an chance of a
soft edge.
2) According to our home association's sources, the developer
also owns the land on the northeast corner of Trilby and Shields
and has promised to donate the land between the railroad tracks
and the ridge to the east of. the tracks, to the city and that
this was a strong selling point to the city for this development.
We would like to point out that this land is virtually worthless
as a development site anyway and that there is not much use for
this land anyway except as open space. It does not seem to us
that the developer is donating anything that is income producing
to him.
3) A major concern of ours is the stagnation pond proposed at
the northwest corner of the development site. We have heard any
where from 3 to 8 acres for this pond. We don't pretend to be
well versed in storm drainage legal matters, but this is
ridiculous. The fact that the city would even consider this to
be acceptable is an outrage. We can't believe that this is an
acceptable alternative for storm drainage or is part of the. city
code. Legal advice has allready been sought by the three
families being asked to give up the easement rights and this
issue is a health concern for all of the community, existing and
proposed.
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September 16, 1995 ' '
Mr. Mike Ludwig
City Planner
281 N. College Drive
Ft. Collins, CO 80524
Dear Mr. Ludwig:
We are sending this letter to protest the Registry Ridge Development. The density of 700 houses
which are to be located in those wheat fields is just one development too many. Another
development has already been started by the retirement home on Trilby, houses are being built on
LeMay, and many more in the surrounding area. Why do we need another development on top of
all ofthese?
My husband -to -be has lived in the same house at 6505 Thompson Drive for the last 13 years. He
bought the house because it was on the outskirts of Ft. Collins and was surrounded by land where
your neighbors couldn't be right next door and look in your window. He loves the beauty of
Colorado and so do I. Bike -riding is one of our favorite sports, yet slowly bike lanes'are being
taken away to make for wider roads and all the trappings that comes with new developments. I
moved here for the same reasons. Ft. Collins has become over populated when it used to be a
place where you didn't feel closed in.
We strongly encourage you to think of the citizens who live near this land - the congestion, the
increased traffic and noise and loss of peace and quiet. The continual building has got to stop
somewhere. Please take a stand in favor keeping our community private. Thank you for your
consideration.
Sincerely,
CM ahAt �C .
Mary E. Provencal
Staff d
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No Text
ivlr. Mike Ludwig
Current Planning
281 North College Avenue
Fort Collins, CO 80524
August 3, 1995
To ivir..Vlike Ludwig,
We are the owners of the property at 1504 West Trilby Road with is right across the street
from the proposed development on the Southwest corner of Shields and Trilby Road.
We have seen the proposed pians that include about 700 houses and we have many
concerns regarding this proposed development.
First, the area around this proposed development is rural. We live on a two acre lot as do
all of cur neighbors. ';Vc like This environment and it is why we bought out here. T:vs
proposal does not blend in with the surrounding areas. There will be no definition between
Fort Collins and Loveland and they will become one. This ruins the sense of community
for both cities. This brings up other concerns about what will happen if there is continued
growth and sprawal.
Second, what about the school, utilities and other services and increased traffic? What will
happen to the existing houses if Trilby is widened? We are very concerned about the
increase in traffic as well as the speed of this traffic. How long will it take us to get out of
our own driveway? Will there be a potential for increased accidents due to the lack of
visibility over the small hill. increased traffic and their speed and with stopping at the new
proposed intersection.
We oppose this proposed future development and have many concerns. We don't want to
blend in with Loveland. We are surrounded by many different rural sections and would
like to keep it rural. Increased traffic is another major concern. Please keep all these in
mind in the future when considering this proposed development. Thank you for your time.
Sincerely,
Laura and Jeff Wellman
1504 W. Trilby Road
Fort Collins, CO 80526
223-4637
#A, 1
(k&-4-6e
July 20, 1995
6600 Thompson Dr.
Fort Collins, CO 80526
Dear Mr. Ludwig:
An out of town developer has filed a proposal for a
Planned Unit Development, Registry Ridge (formerly Dalco
PUD), across the road from our rural neighborhood. At the
neighborhood meeting we learned that, 750 residential units
and a commercial development are planned for this area. We
believe such a development is totally inconsistent with
the existing land use. Our neighborhood, to the north of
this site, has homes built on 1 1/2 to 20 acres. Homes to
the west are in the county and have similar lot sizes.
We mourn the loss of the wheat strips, as we had
hoped this area could remain open. If that is not
possible, we plead for it to be less densely developed.
While the developer's proposal meets the city code, it is
the plan of our neighborhood to get a variance on this
property. Many cities of our size have a "transition zone"
to allow for an "edge of town". We feel this is
particularly important with the current efforts to keep
Fort Collins and Loveland's communities more separate.
It seems that our suggestions are consistent with the
goals of the city council. When you drive by this area you
will see that one mile to the north of this proposed
development is the Cathy Fromme Prairie Site. To the west
along the foothills is land purchased by the city to
remain as open space. (We are disappointed the city was
not able to come to terms to buy the Deines farm property
on the south-east corner of Shields and Trilby to remain
as open space as once proposed.) The area directly south
of this proposed development is the proposed corridor
area. Condos, townholases and a shopping center in the
middle of these open spaces seems inconsistent, if not
ludicrous.
Our neighborhood community is organized and unified.
We have studied the Land Use Guidance Systems and plan to
exercise our rights and options including, if necessary an
appeal to City Council.
LeAnn and Mark Thieman
I
In 1980's the county road was upgraded and the roadway was raised up by 18 inches
from our place and south past the original contour low spot. Yearly the water runoff
builds up higher than the 36" inch culvert on the south side of Trilby Road.
This is causing erosion across our property. In about 1983 we had the pasture graded
because we had some ruts and washouts as deep as two feet. This was done to
protect our horses from getting hurt. We had a contractor place 1300 yards of dirt
and grade the soil to allow drainage to the north.
With the expansion on the south side of Trilby road we now have more water, and this
has caused deep ruts across our property again. As the area has expanded the county
has funneled water back to Smith Creek and more drainage has occurred. Now water
is returning from a half mile west of Taft Hill Road. The Fort Collins/Loveland water
district also uses the storm drain as an overflow for the water storage tank.
The County has increased the culverts of property owners to the southwest of us
from 12 inches to 24 inches so they could drain without backing up. This additional
faster flow may cause more soil erosion on our property (see attached photos) and
will only get worse with additional drainage from the development across the street.
No easement has ever been granted for discharge across the property . We have not
been successful in getting any response from the county representatives. Now we are
backed into a corner and need to do something.
The developer, DALCO, is requesting an easement across our property for storm
water discharge. We would consider this if we did not have an existing problem with
Larimer County that we cannot get resolved. To grant them an easement may only
compound the existing problem. The developer is hinting that this is a existing
problem that they are getting stuck with.
The developer's proposal to build a settlement pond and allow the water to percolate
and evaporate on site could be a health problem by holding stagnant water and create
a mosquito breeding ground. Also the odor from green scum that forms on stagnant
water would be a real problem. The developer has not addressed this problem and
until he gives us some well-defined answers to these problems, we do not feel
comfortable granting an easement. They really need to consider adding an overflow
basin that would allow some natural release, but it would need to be designed so as
not to add to an existing problem and cause damage to our property.
September 9, 1995
Mr. Mike Ludwig
City of Fort Collins
Planning Department
281 North College Avenue
Fort Collins, CO 80524
Dear Mr. Ludwig:
Listed below are some concerns we have about a housing development that is being
proposed by DALCO Land, LTD., south of our property on Trilby Road. We are located
between Shields and Taft Hill Road at 1520 West Trilby Road. Larimer County, Lot 15,
Mountain Valley Acres, Situated in the southeast 1/4 section 10, T.6N., R69 W. of the sixth P.M.
Larimer County.
We have had to spend our money on two different occasions to correct items on our property
because of increased water flow for storm drainage and road improvement. So we are really
concerned how this development will affect our property. We do not feel that we should loose
value to our property to benefit a developer.
1. We feel that lower density housing might be a step in the right direction. We ask
the City to reconsider the present density requirements and make a variance in this
situation. This is basically a rural area. For the environment's sake and the
neighborhood, why not put these houses on 1/2 to 1 acre lots.
2. Storm water discharge. An existing problem is causing some loss to our property.
Larimer County is using our place for discharge of storm water drainage from the
south.. The county changed the drainage contours with the building of Trilby Road,
or County Road #34, in the late 1960's. The natural contour for drainage was about
300 yards to the south. A 36 inch drainage culvert was placed under Trilby road at
1520 W. Trilby at about that time.
In 1977 during heavy rainfall or snow melting, the water would run through the
culvert that was added across our property and the overflow would run across the dirt
road to the west.
1L9(5MW[E
.JL 5
June 28, 1995
William & Rose Horne
1528 W. Trilby Rd.
Ft Collins, Colo. 80526
Mike Ludwig
Current Planning
281 N. College Ave.
Ft Collins, Colo. 80524
We are writing to oppose the proposed development on the
South West Section of Trilby Road and Shields. This is a
country -type community and we are extremely opposed to the pro-
posed development.
We moved to Trilby Road a year ago and had chosen to get
away from the "urban atmosphere" to the open country area. We
paid a higher price for our home rather than a subdivision home.
Please re -consider allowing this area to grow in such a drastic
amount - it's just not right.
The corner of Trilby Road and Taft Hill Road was recently
subdivided into 10 acre lots, thus keeping the area in the right
context, yet still allowing some growth.
Please do not allow our community to be ruined by the proposed
development. There are many other areas that would welcome such
a development - let them build there. We don't want it!
Sincerely,
Rose Horne
�� 14
William Horne
Community HomeOwners
� C O-P
Dear Sir,
I hope you do not build 700
houses because most people are
happy the way it is. If you still want
to build houses, then have acerages
like our home. Besides we came urn
here to have peace and quite and to
have a good view of the mountains,
not to see backs of other houses!!!
Sincerely,
(very mad 8 year old!)
Ryan Smallwood
D 19 [E 0 v
(I
Dear Sir,
After I heard the announcement of Urban Development
(700 houses & Shopping Center) I was astonished! I am only
a teenager and I used to think my thoughts or opinion in this
project meant nothing. But I'm writing this letter so my
feelings can be heard! I used to live in Loveland. Houses
and people surrounded us. It was okay for a while then I
became fed -up with it! There was no privacy what -so -ever!
You could never lay down for a nap in the afternoon, because
there was always kids screaming, or dogs barking, or even
blasting music! We moved to the country to get away from
it all. An exciting change of peace & beauty. I look out my
window now and see roiling hills, mountains sparkling snow
lays upon them. A priceless picture that could not be
replaced. At my old house I'd look out my window and see a
fence & a large brick wall & many houses. I came into this
house feeling like a Queen for God had blessed us with a very
large home. Bringing developement means less value to our
home. Before these people come out and build 700 houses, I
think they should think about how selfish they are being. -
Thinking only about money. Not thinking about how they are
taking away privacy, taking freedom of being away from
everything and distroying a sight that is priceless! Before they
go tearing in here I hope they think about this decision for it is
affecting a lot more people than they think! !
Sincerely,
Christine Smallwood
7101 S. Shields
A. 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.
NEIGHBORHOOD 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.
'% 11
REGISTRY RIDGE
SWC TRILBY AND SHIELDS
Private Recreation Faciliites
Item
Cost
Subtotal
1.
Wading Pool
$ 25,000
$ 25,000
2.
Swimming Pool 75' x 42'
250,000
275,000
3.
Cabana Pump House
65,000
340,000
4.
Tennis Courts (2)
40,000
380,000
5.
Children' Play Area
20,000
400,000
6.
Pool Apron an Sidewalks
25,000
425,000
7.
Parking Lot
30,000
455,000
8.
Landscape
30,000
485,000
9.
Irrigation System
17,000
502,000
10.
Grading
4,650
506,650
It.
Engineering, Architecture
15,000
521,650
12.
Development Fees
3,000
524,650
13.
3/4" Water Tap (irrigation)
5,575
530,225
14.
1 1/2"Water Tap (pool)
20,550
550,775
15.
6" Sewer Tap
9,676
560,451
16.
10% + Contingency
64,549
625,000
NOTE: Cost estimates are 1994-1995 actual contruction to occur during
1997.
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
r
Subarea 8 - Area between ShieldsfTaft 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.
ARerna-
Rural residential in
tives
center section
cl
A PLAN FOR THE REGION BETWEEN FORT COLLINS AND LOVELAND 21
keGe.r�� 7✓6T.� /Vii./7rPr(S l`�CjGt�St JZ�h-t �i/��Gc�(i�I7d�
l
Ph
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 is Naas (Overall Ranking). Description
(ac)
Value
to Open
Pressure
Potent.
Current
Educ./
to
Factors
Plans
Ptorss
ability
Cost
Spcice
Protect.
Rec.
Schools
FC-6: Hedtail Grove (Nigh). Pond eoaptcx
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: TO tarn South of Gulley$ East to RR
61
High
Low
Low
Moderate
Moderate
No
Low
High
Unknown
N0
No
Unknown
Unk.
No
Unk.
Track(Moderate). over 27 acres of a wide
zone of marsh and wet meadow habitat along
1
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
No
Unknown
Unk.
No
Yes
(Moderate). Grassland with msny native plant
species and prairie dogs along creek and
ridge to east of Burlington RR tracks. Site
used by tusoarous raptors. RR right-of-way
could be Issue for ac isiti on.
FC-12: Fossit Creek Park AnneR (High).
27
High
High
Moderate
Moderate
Moderate
Yes
High
High
Unknown
Yes
He
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
Na
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.
(Nigh). Large grassland with prairie dogs
along creek, High use by wintering raptors.
Parks Master Plan (partial site).
TM3-11
No Text
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.
City of Fort Collins
CommL--Ay Planning and Environmenta, _ervices--r.<l.ef,o.,
Natural Resources Department
MEMORANDUM
DATE:
October 30, 1995
TO:
Natural Resources Advisory Board
FROM:
Tom Shoemaker, Natural Resources Director
RE:
s�
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 Citywith 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
Parks and Recreation Board Minutes
October 25, 1995
Page 4
Meeting Attendance
Board Members
Diane Thies
Marilyn Barnes
Sylvia Crammer
Rich Feller
Jessica MacMillan
Mary Ness
Eric Reno
Roger Tarum
sub ' ed,
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 R2J School 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; 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 PLANIMEETING 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 Plan/Meeting
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, Attorney
110 East Oak
Fort Collins CO 80521
Dear Ms. Liley:
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 opportunity to partner with the private sector
and look forward to working with you on the process and other
details as this proposal moves through the development review
process.
Sincerely,
Michael W. Powers, Director
Cultural, Library, and Recreational Services
DATE
TO:
FROM:
Cultura.k, i
November 14, 1995
and Recreational ServiL i
Mike Ludwig, City Planner
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
I
Criterion-
g If the site or adjacent property contains a historic building or place. a bomu may be earned for the following:
3% For preventing or mitigating outside influences adverse to its preservation (e.g. envirourngarai. land
use, aesthetic, economic and social factozs);
3% For assuring that new stresses will be in beeping with the charaaez of the building or place, while
avoiding total units;
H 3% For proposing adaptive use of the building or place that will lead toits continuance, preservation, and
improvement in an appropriate manner.
Z t If a portion or all of the required panting in the multiple family project is provided underground. within the
0 0 building, or in an elevated padting structure as an accessory use to the primary strucaae, a bonus may be earned as
follows:
99o' For providing 759o' or more of the parldngin a strneatre;
6% For providing 50 - 74% of the parking in a strums
3% For providing 25 - 49% of the parldng in a structure.
U If a comminnent is being made to provide approved automatic fire extinguishing systems for the dwelling units,
enter a bonus of 10%.
V If the applicant commits to providing adequate, safe and convenient pedestrian and bicycle connections between the
project and any of the desiaation points described below, calculate the bonus as follows:
5% For connecting to the nearest existing City sidewalk and bicycle
5% For connecting to any existing public school. paric and transit stop within The distances as defined in this
Dersiry Chars
5% For connecting to as existing City bicycle trail which is adjacent to or traverses the project.
r:- ...:. .. ....._ .. ._.-
i'.;y. µ- Land Deveiv meat Guidance System -for Planned. Unit Developments
The Cay of Fart Collins; Colorado. Revised September 1994
- 79a -
TOTAL
5
DENSITY CHAR
Criterion Maximum
Earned
C 2000 feet of an exlseng neighborhood shopping center, or Credit
Credit
2000re;3fina{ipiovedbuinoteanitincednd borttoodsh -"------------ 209°
gh upping cancer. - -
b 650 face of us existing tt stsistop l0%
licable only to projects having a density of at least
_-
- -
at
units per acre on a g ) six (61 dwelling I 7 ,
C 4000 feet of an existing or approved regions! shopping seats —
-.
109°
3500feet o_fanex_is_drag_eight_orfro_ad_o_rco_m_m_rriryPuor,M nth li},C�e. ��
3500feetofa nblic! o "�'�-y--� -- ��
d P Y carted brat nac davelaped,
W
-?0
neighborhood or wmmunlry parr az community 109°
facility (except golf courses); or I
- - --
1 h
v%
3500 feet of a publicly owned golf course whether developed or nct - - - -"" -
_ - _ - _
-
V
a
m
@ Z500 feet of an existing sehaoL rrree rag all tequiremeacs of the Scare of Colorado compulsory__-
L 04
laws education
-
I 10%
f T000 feet of a major employment scare
11000 feet of a child cue center 20%
h I "North" Fort Collins 5q°
( The Central Business District 2090
209e
A project whose boundary is contiguous to exlsdhg urban development. Credfe&=necdows:0%
304°Proja
For iswhose
PmPert7' boundary has 0 - 10% contigttity10 - 13% For projects whose property boundary has 10 - 20% contiguity15
- 20% For projects whose property boundary has 20 - 30% coungmty20- 25% For pmjeus whose prvoaxy boundary has 30 - 40% counguity25
- 30% For projects whose Pnp�y boundary hat 40 - 50% contiguity
k
If it can be demonstrated that the projer- will reduce non-renewable energy usage either through the application of
alternative energy systems or through committed energy conservation
I
me& beyond throe ttormaAy raga x by
City Code, a 5% bonus may be earned for every 5% reduction in energy use.
(
Calculate a 1% bonus for every 50 acres included in the projec-
M
Calculate the percentage of the total == in the project that are devoted to ret e.eatioaal use. Enter UZ of t.at
Percentage as a bonus.
'4
n
If the applicant commits to preserving permanent off -sire
calculaie the Percentage of this o o� mael that meets the minimum requi: ernes
P g pea space aacage rJ the coca! develrptnent
and e
aeeage and center this persemage as a bongs.
a
C
If part of the total development budget is w be spent on neighborhood public transir facilities which am not
otherwise requimd by Ciry Code- enter a 2% bonus for every S100 per dwelling umr invested.
p
If part of the total development budget isto be spent on neighborhood facilities and services which are not otherwise
required by City Cade, etiter a 1 % bonus for every S 100 dwelling invested.
H
per unit
'
Z
q
If a comzrurr err is being made to develop a specified percentage of the total number of dwelling units for low
income families- enter that percenage as a bonus. up to
QIf
a mazimnm of 30%.
f
a commitment is being made to develop a specified percentage of the total number of dwelling units for Type "A"
and Type "B" taadinPpod housing as defined by the C!ry of Fort Collins,
calculate the bonus as follows:
Type "A" S z �t .
ou
In no case shall the combined bonus be greater than 3090
Typo "3" 1.0 z Tyne I'll"
Total Units
Continued
Land Development Guidance System for Planned Unit Developments
Tice City of Fos Colliers. Colorado. Revised September 1994
-79-
A.TTACrMENT "B"
ACTIVITY:
Residential Uses TH
DEFINITION:
All residential uses. Uses include single family arrached dwellings, townhomes, duplexes, mobile homes,
and multiple family dwellings; group homes. boarding and rooming houses: fraterniry and scrorry
houses; nursing homes: public and pavane schools; public and non-profit quasi -public recreational uses
as a principal use: uses providing meeting places and places for public assembly with incidental office
space; and child ;are centers.
CRITERIA:
The following appiicable criterion must be answered "yes",ar-d
impiememed within _.e development clan.
1. ?R:CTE�*VLLMR
DOES =z YLr=AC-
PCLNTS A S C?_ =LA1: D ON HE FOLLOWING "DF-NS=1
C-H�T" FOR 7HE PROPOSED DEVSiT1' OF i'� RESIDENTIAL
PROJEC %'le _ eauired earned cmdir for a resideaca i project shall be
based on the :oilcwmg;
60 perreatage points
60 - 70 pe^entage points
70 - 80 per^e^;age points
80 - 90 pe --eatage points
90-100 percentage points
100 or more percentage points
6 or mower dwelling :nits per acre
6 - 7 dwelling units per ame
7 - 8 dwelling units per acre
8 - 9 dwelling -units per ace
9-10 dwelling units per ace
10 or more dwelling units per acre
Yes
;000Nc N/A
Land Development Guidance System for Planned Unit Developments
i ne City of Fort Collins, Colorado, Revised August 1994
-78-
REGIS►TR�MRIDC-:r= P.o.p, �NAS
`i'REL�� ,*a2
Activity A.: FALL DEVELOPMENTCRITERIA
ALL CrJT_-IA. I AP=uc SL_
CRITERIA CNLY
IIs ,ne c-enan 1 Wiii the c^fencrJ
acc»cacie7 I t>e satisriec9 I
CRIT==ICN
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2.17
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3.2
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3.4
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utiiity Cacacity
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Land Development Guidance System for Planned Unit Developments
i ne City of Fan Collins, Colorado, Revised , h 19944 _
-61- '"J--5USI
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32-95A, REGISTRY RIDGE PUD
Preliminary
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No Text
Registry Ridge P.U.D., Phase 1 Preliminary, #32-95A
November 20, 1995 P&Z Meeting
Page 9
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
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.
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 (e) 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 P.U.D., Phase I Preliminary, #32-95A
November 20, 1995 P&Z Meeting
Page 8
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.
The Preliminary stormwater design is a combination of detention and retention which will allow
flows to leave the site only at historic, undeveloped rates. Therefore no off -site drainage easements
are needed. The release is currently designed to go to the north. However the Stormwater Utility
has requested that the applicant explore the potential of releasing flows to the west. This will be
resolved prior to consideration of the first final P.U.D. for the Registry Ridge O.D.P.
FINDINGS OF FACT/CONCLUSION:
The Registry Ridge P.U.D., Phase 1, Preliminary, # 32-95A is in compliance with the uses
designated on Parcels A, E, F, K, L, M, N, O, P, and Q of the Registry Ridge Overall
Development Plan, #32-95.
2. The Registry Ridge P.U.D., Phase 1, Preliminary, # 32-95A earns 97% of the maximum
applicable points on the Residential Uses Point Chart of the L.D.G.S., exceeding the
minimum required 60% for a residential density of 2.60 dwelling units per acre.
3. The Registry Ridge P.U.D., Phase 1, Preliminary, # 32-95A meets the applicable All
Development Criteria of the Land Development Guidance System.
4. The Registry Ridge P.U.D., Phase 1, Preliminary, # 32-95A street layout and projected
traffic volumes are in compliance with the City's Transportation Policies except for the three
proposed "round-abouts".
RECOMMENDATION:
Staff recommends approval of the Registry Ridge P.U.D., 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.
Registry Ridge P.U.D., Phase 1 Preliminary, #32-95A
November 20, 1995 P&Z Meeting
Page 7
bike/pedestrian paths connect the residential uses to proposed public facilities within the
development as well as to a future bike path along Trilby Road that is to be constructed with Phase
1.
In addition to the off -site open space dedication for which bonus points were awarded, there is a
potential for the City to acquire additional on -site and off -site open space either by future purchase
and/or dedication.
First, the southern one-third of the Registry Ridge O.D.P. is designated as "proposed open lands"
on the Preferred Land Use Scenario Map of the advisory document The Plan for the Region Between
Fort Collins and Loveland. The Natural Resources Department has obtained a one year option to
purchase the southern one-third of the Registry Ridge O.D.P. (Parcel/Tract N) for open space
regardless of whether the developer has received Preliminary or Final P.U.D. approval for this
portion. 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.
Second, there are approximately 99 acres of land on the east side of South Shields Street, north of
the proposed 102.89 acres of off -site open space dedication. This property is also designated as
"proposed open lands" on the Preferred Land Use Scenario Map of the advisory document The Plan
for the Region Between Fort Collins and Loveland. The Ridgewood Hills (Del Webb) Overall
Development Plan designates this land for manufactured housing, multi -family residential,
convenience center/office and medium density residential uses. The Natural Resources Department
has an option to purchase this property or it may be used for off -site open space dedication with
future P.U.D. submittals.
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 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 this Preliminary
P.U.D. request are consistent with the Registry Ridge Overall Development Plan and 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. The designs for these improvements
have not yet been prepared. 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
Registry Ridge P.U.D., Phase 1 Preliminary, #32-95A
November 20, 1995 P&Z Meeting
Page 6
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; and that this development proposal will eliminate any
chance of retaining a separation between Loveland and Fort Collins. The applicant has attempted
to address the neighbors concerns as follows and still meet City policies:
First, 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 on Parcel/Tract H) the
residential density will be 3.07 dwelling units/acre. If the minimum of 597 units are built (includes
school on Parcel/Tract H and open space on Parcel/Tract 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
future 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
residential uses are to the interior of the development and along South Shields Street.
Second, 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.
Third, 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". As discussed in the Open Space section of this Staff Memo,
the City has obtained a one year option to purchase the southern one-third of the Registry Ridge
O.D.P. (Parcel/Tract N) for open space.
4. Desien:
The Registry Ridge P.U.D., Phase 1 Preliminary is for Parcels A, E, F, K, L, M, N, O, P, and Q of
the Registry Ridge Overall Development Plan, #32-95A. These low -density, single-family
residential uses are the northern, southern 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. The lowest density single-family residential (1.96 du's/acre) has been placed along the
northern property line (the south side of Trilby Road and south of the Mountain Valley Acres County
Subdivision). This, combined with an open space buffer between Trilby Road and the rear property
lines that is a minimum of 30' wide, provides an adequate transition for increasing density. Internal
Registry Ridge P.U.D., Phase 1 Preliminary, #32-95A
November 20, 1995 P&Z Meeting
Page 5
Please refer to the attached itemized list of amenities and associated costs. The Planning
Department verified these costs with the Parks and Recreation Department. $550,000 divided
by 510 units in the Registry Ridge P.U.D., Phase 1, Preliminary divided by 100 is equal to
10.88.
q. )% For connecting to the nearest existing City sidewalk and bicycle path/lane - 5 points.
As part of required on -site improvements to South Shields Street and Trilby Road and
required off -site improvements to South Shields Street from Trilby Road to Clarendon Hills,
City sidewalk and bicycle path lanes will be extended to this site. Bike /pedestrian
connections from the development to the extended sidewalk and bicycle path lanes will be
created through the ends of the cul-de-sacs of the proposed single-family residential
development along Trilby Road.
This request includes a preliminary subdivision plat entitled Registry Ridge P.U.D. which plats the
entire 244.4 acres of the Registry Ridge Overall Development Plan. Tract B (future daycare), Tract
C (future commercial/office), Tract D(future multi -family), Tract H (future school site), Tract I
(future neighborhood park), and Tract J (future pool, tennis, etc.) are being platted only and are not
part of this Preliminary P.U.D. land use request. These future uses must go through the City's
preliminary and final P.U.D. review processes, with all final decisions given by the Planning and
Zoning Board, before any development can occur on them.
3. 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 201 acres of land at the southeast corner 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 P.U.D., Phase 1, Preliminary were generally related to the amount
of traffic this development would generate on Shields and Trilby; that the density was too high; and
who would provide and pay for the extension of services. Minutes of this neighborhood meeting are
attached.
Registry Ridge P.U.D., Phase 1 Preliminary, #32-95A
November 20, 1995 P&Z Meeting
Page 4
[c] Partial credit may be given to active open space areas which are devoted to
improved flood control channels and areas encumbered by flowage,
floodway, or drainage easements.
(2) Active indoor space.
[a] Recreational facilities or structures and their accessory uses located in
approved areas including, but not limited to, game rooms, swimming pools,
gymnasiums, bowling alleys, exercise rooms, and tennis and racquetball
courts;
[b] Residents of the project for which the facility is planned must automatically
be members, without additional charge."
There are a total 37.86 acres of privately owned spaces within the Registry Ridge P.U.D.,
Phase 1, Preliminary. All of the spaces are greater than ten thousand (10,000) square feet
and greater than (50) linear feet in the smallest dimensions. 37.86 acres divided by 196.05
total acres in the Registry Ridge P.U.D., Phase 1, Preliminary is equal to 19.31 percent. '/z
of 19.31 percent is 9.66 percent.
n. If the applicant commits to preserving permanent off -site open space that meets the City's
minimum requirements, calculate the percentage of this open space acreage to the total
development acreage and enter this percentage as a bonus - 52 points.
The applicant is dedicating 102.89 acres of off -site open space on the east side of South
Shields Street. This land is currently designated as medium density residential and
manufactured housing on the approved Ridgewood Hills (Del Webb) O.D.P. with a
secondary use being City of Fort Collins open space. The Plan for the Region Between Fort
Collins and Loveland, an advisory document, designates this land as "proposed open lands"
on the Preferred Land Use Scenario Map. 102.89 acres / 196.05 total acres in the Registry
Ridge P.U.D., Phase 1, Preliminary is equal to 52.48 percent. Please refer to the attached
memorandum from Tom Shoemaker, Director of Natural Resources regarding the Natural
Resources Advisory Board's recommendation and City's willingness to accept this
dedication.
p. �. If part of the total development budget is to be spent on neighborhood facilities and services
which are not otherwise required by City Code, enter a 1 % bonus for every $100 per
dwelling unit invested -11 points.
The applicant proposes to spend $550,000 on a pool, tennis courts, children's play area and
parking for the recreational use on Parcel J of the Registry Ridge Overall Development Plan.
Registry Ridge P.U.D., Phase 1 Preliminary, #32-95A
November 20, 1995 P&Z Meeting
Page 3
BASE (LOCATIONAL)
d. being located within 3,500 feet of a publicly owned but not developed, neighborhood or
community park, or communityfacility (except golf courses) -10 points.
The applicant proposes to dedicate an approximately 6.0 acre park site (Tract 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. A condition of approval will require that 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.
9. k being located within 1, 000 feet of a child care center - 5 points.
A day care facility is planned for Parcel B of the Registry Ridge Overall Development Plan,
432-95. Although not part of this Preliminary P.U.D. request, the developer is obligated to
build the day care center by claiming points for this Preliminary P.U.D. submittal and by the
fact that no secondary uses are listed on Parcel B of the Registry Ridge O.D.P.
BONUS
1. 1 % bonus for every 50 acres in the project - 4 points.
The Registry Ridge P.U.D., Phase 1, Preliminary, consists of total of 196.05 acres. 196.05
divided by 50 is 3.92.
In. Calculate the percentage of the total acres in the project that are devoted to recreational
use. Enter % of that percentage as a bonus -10 points.
The LDGS defines recreational space as:
"privately owned space which is designed for active recreational use for more than three (3)
families and would qualify as one of the following categories:
(1) Active open space.
[a] A parcel of not less than ten thousand (10,000 square feet and not less than
fifty (50) linear feet in the smallest dimensions;
[b] Public dedications may not contribute to the active open space area;
r
Registry Ridge P.U.D., Phase 1 Preliminary, #32-95A
November 20, 1995 P&Z Meeting
Page 2
COMMENTS
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.
The Planning and Zoning Board is also considering the Registry Ridge O.D.P., #32-95 at the
November 20, 1995 Planning and Zoning Board meeting.
2. Land Use:
This is a request for Preliminary P.U.D. for 510 single-family residential lots on 196.05 acres known
as Parcels A, E, F, K, L, M, N, O, P, and Q of the Registry Ridge Overall Development Plan, #32-
95, a residential density of 2.60 dwelling units per acre. Individual phases of an Overall
Development Plan can be less than 3 dwelling units per acre provided the overall development is at
a minimum of 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 proposed Registry Ridge Overall Development Plan, #32-95.
It meets the applicable All Development Criteria of the L.D.G.S. including A-1.1 "Solar Orientation"
by having 69% of its lots meeting solar orientation requirements.
The request was evaluated against the Residential Uses Point Chart of the Land Development
Guidance System and earns 97% of the maximum applicable points, exceeding the minimum
required 60% for a residential density of 2.60 dwelling units per acre. Points were awarded for the
following criterion:
ITEM NO. 13
MEETING DATE 11120 95
STAFF Mike Ludwig k2/1t a5
City of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: Registry Ridge P.U.D., Phase 1, Preliminary, #32-95A.
APPLICANT: Vaught -Frye Architects
1113 Stoney Hill Drive
Fort Collins, CO 80525
OWNER: Dalco Land, L.L.C.
8101 E. Prentice Avenue, Suite M 180
Englewood, CO 80111
PROJECT DESCRIPTION:
This is a request for Preliminary P.U.D. for 510 single-family residential lots on 196.05 acres known
as Parcels A, E, F, K, L, M, N, O, P, and Q of the Registry Ridge Overall Development Plan, #32-
95, with a residential density of 2.60 dwelling units per acre. Individual phases of an Overall
Development Plan can be less than 3 dwelling units per acre provided the overall development is at
a minimum of 3 dwelling units per acre. The property is located at the southwest comer of Trilby
Road and South Shields Street and is zoned R-L-P, Low Density Planned Residential with a P.U.D.
condition.
RECOMMENDATION: Approval with conditions.
EXECUTIVE SUMMARY:
This request for Preliminary P.U.D. approval:
* is in compliance with the uses designated on Parcels A, E, F, K, L, M, N, O, P, and Q of the
Registry Ridge Overall Development Plan, #32-95;
* earns 97% of the maximum applicable points on the Residential Uses Point Chart of the
L.D.G.S., exceeding the minimum required 60% for a residential density of 2.60 dwelling
units per acre.
* meets the applicable All Development Criteria of the Land Development Guidance System.
* is in compliance with the City's Transportation Policies except for the three 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
City of Fort Collins
OR -I L1 L1- l.: ciLli liLl�'., dial: % 1Vi1OLII-t7t' iild: .'Y it C:7
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
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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 asa 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. e P.O. Box 580 e Fort Collins, CO 80522-0580 e (970) 221-6600 • FAX (970) 221-6378
The existing 36" culvert is not large enough now and needs to be increased in size.
Northern Engineering made a proposal to the City of Fort Collins Storm Water
Drainage calculating water runoff through an existing 48 inch culvert which is really a
36 inch culvert. The calculations for a 48 inch culvert is 76.7 cubic feet per second
(cfs) and is not large enough to handle the storm drainage for the proposed property
development. The culvert runs full height (36 inches) several times a year and would
probably need to be increased to 48 inches now to meet the existing conditions.
We have talked to Roger E. Prenzlow of Associated Brokers of Fort Collins, who
represents Mr. Jim McCory of Colorado Land Source Ltd., 8101 East Prentice
Avenue, Suite M180, Englewood, CO 80111. He wants us to grant to DALCO
Land, Limited Liability Company a storm drainage easement for the Registry Ridge,
P.U.D. subject to the following conditions (see attached letter). . Nothing is defined
in this letter as to what they propose to do. There are no guarantees that our rights
and property will be protected.
We will be willing to grant an easement across our property if we can get some
resolution on the following:
1. That the problem be reviewed by a professional engineering company for a design
that will minimize future soil erosion and washout under the culvert be designed.
2. That the grading and implementation for the improvements be done without
additional cost to the property owner.
3. Widening of Trilby Road. In the last road improvement the county raised the
roadway about 18 inches. They did help and provide some material to raise our
driveway for egress onto Trilby Road, but we could not get out in snow or ice.
We had to have 1500 yards of fill added to exit parallel to Trilby Road to get in and
out in snow and ice. Any widening of the roadway again will only cause steeper
grades into or out of our property.
Would the city consider expanding the road widening only to the south side of the
road easement.?
Sincerely,
Larry and Barbara Wilson
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