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WOODLAND STATION PUD=Preliminary
North
Project Number: 44.94
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'Planning
ro reSS
City of Fort Collins
Volume 11, Number 2 Newsletter of the Planning Department
July 1992
;;�
N EI G H BO RH O,' Sta e5
• The 1991 Edition of
Trends is now on sale in
the Planning Department
Office for S4. Read the
COMPATIBILITY
article on Master Planning.
• Also the amended Goals
Defining neighborhood compatibility, as well as identifying the process used to determine
and Objectives, An
compatibility, was listed as a "high priority" project in the 1990 Audit of the Land Devel-
Element of the Compre-
hensive Plan of the City
opment Guidance System.
of Fort Collins, has been
The Planning Department along with the consultant team of Ripley Associates, Linda Ripley
reprinted and is ready for
distribution.
with Marty Zeller of Design Workshop, and Bob Komives, began the Neighborhood Com-
• The North College Busi-
patibility project in December 1991. An Advisory Committee representing a wide variety of
ness Association has been
interests was formed in February to act as a "sounding board" for this project.
formed to assist in the
During the early stages of the project two workshops were held with nearly 60 citizens
promotion, development,
and improvement of area
providing input. This input is helping staff and the consultants develop solutions that
businesses north of
address neighborhood compatibility and the process used in determining compatibility in
planned unit developments.
LaPorte situated along and
accessible to North
A draft report outlining possible solutions should be released this Fall. For further informa-
College. Contact person
tion contact Sherry Albertson -Clark, Project Manager, at the Planning Department, 221-6750.
is Harry J. Abrams, Senior
Vice President, Union
Colony Bank.
The video is designed to help
WILDLIFE urbunderelopersandpla,tners
•Data gathered at the City/
CSU River Vision Plan
July workshop will be
attractpeople to communities
released by the August 19
by integrating their plans into
HABITAT VIDEO
Open House. Call Kari V.
naturah�aluesandloca[needs.,,
Henderson for informa-
Del Denson, CSU wildlife Specialist
tion, 221-6376.
The desire for a good quality of life requires careful planning for wildlife and development
in urban areas. Colorado State University Cooperative Extension is offering "Urban
Wildlife: Planning for the
Future," a 23-minute
City/Town Natne video, to help urban
O v°nr Name developers work with land,
Addres- water, vegetation, wildlife
ciryistatetzip and weather when design-
w
_ S 10 check enclosed to Colorado Chapterrrhe Wildlife Society ing communities. Urban
Review our needs to receive a free video if your finds allow Wildlife habitats and the
a — outdoor recreation they
0 Mail to: Dr. Delwin Benson provide may be the only
W Colorado State Unicarsity
G Department or fishery& Wildlife Biology links many persons have to
For(Collins. Colortdo A0523 naturalness.
PLANNING PROGRESS...
ispublishedquarterly. For
copies contact the Planning
Department.
Figure 1. Recommended animal protection and habitat restoration sites.
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July 1992
Cuclrc lcr 1'ocrdr-c Rivcr LcrrrclSccrPe UPPor'lcuulics Struly
City OF I"OI'l Cullil1S a Suu roan :uuu N""(111
Culurailu Talc Univcrsily Y •
KEY TO STMEMXS
... = Existing paved trail or bikeway SP = Recommended Bird Preserve
777 = Proposed paved trail or bikeway RP = Recommended Ridge Protected Area
= Existing Protected area (Public open space) CSR = Recommended Protected Cooper slough Restoration Site
�p - Private protected wetlands and recommended GUR = Recommended Protected Gravel -Mined Wetland Restoration Site
protected buffer area
MGR = Recommended Protected Native Grassland Restoration Site
POLICY
EXPLANATION/DISCUSSION
43. The City shall prepare and
43. T h i s p o l i c y d e f i n es
utilize an environmental
more specifically what type
management plan which will
of environmental policy
include the following
areas need to be addressed
measures•
in a project impact assess-
ment system. This policy
a. Conservation of exhaus-
identifies the fact that
t i b l e resources;
the City recognizes argi-
cultural land to be an
b. Identification of
exhaustible resource. The
environmentally scarce
City must stand ready to
and valuable lands,
use fee simple acquisition
s u c h as w i l d l i f e
at near market price with
habitats and lands of
lease back provisions as an
agricultural importance.
alternative management
technique to place agri-
c. Requiring development
cultural land into City
to mitigate negative
open spaces. An environ-
impacts on environmen-
mental management plan
tally scarce and
would include additional
valuable lands;
policies to address the
listed concerns. Indi-
d. Promoting the incorpor-
genuous plantings such as
ation of environmen-
short grass, prairie
tal I scarce and
grasses, shrubs, cacti,
valuable lands, includ-
etc., can be pleasing, low
ing lands of agricul-
maintenance, and consume
tural importance into
little water other than
open spaces or historic
natural rainfall after
preserves;
they are established. Flat
rate water fees provide no
e. Identification of the
incentive for the judicious
effects of development
use of domestic water.
on ambient air quality,
Native and drought resis-
both in the vicinity of
tant plantings can be
the site and to the
judiciously used in areas
Fort Collins air basin
of low traffic or in
as a whole;
conjunction with green
areas to reduce overall
f. Encouraging landscaping
irrigation requirements.
of open spaces with
Care must be taken to avoid
appropriate native or
detrimental effects on the
drought resistant
environment and attractive -
varieties of vegetation
ness of the community.
along with attractively
While flat rate water fees
developed green areas
provide no incentive for
to provide a balanced
the judicious use of
and pleasing city
domestic water, too hasty a
scope;
conversion to a metered
system may have adverse
effects on trees, lawns,
and shrubs in the community
za_
9g
�9
DRAFT
within the City, and to foster public enjoyment of wildlife, th
Backyard Wildlife Habitat Program has been very popular. Thousand
of citizens have requested the program materials, which provid
basic guidance on ways to enhance the habitat value of smal.
landscape areas. Twenty-two families have submitted individua
landscape plans for certification by the Backyard Wildlife Habita-
': Committee .
URBAN WILDLIFE SANCTUARY DESIGNATION (1987)
Recognition of the importance of wildlife habitats and othe:
natural areas in Fort Collins was further enhanced in 1987 when thi
National Institute for Urban Wildlife named the City as the firs,
municipal Urban Wildlife Sanctuary in the United States. Ii
conjunction with the designation by the Institute, City Counci:
also adopted a resolution that declared the City an urban wildlife
sanctuary. Although primarily a symbolic recognition of existini
programs, Council action included three significant policy
statements that had not previously been articulated. These were a:
follows:
o That recognition of Fort Collins as an urban wildlife
sanctuary is desired to formally identify Fort Collins as
a municipality that provides for the needs of urban
wildlife and recognizes the value of urban wildlife as a
component of quality of life.
o That protection of habitat is an effective way to provide
for the needs of urban wildlife in Fort Collins.
o That City Council supports existing and planned policies
and programs that provide for the needs of urban
wildlife.
WETLAND AND WILDLIFE HABITAT MAPS (1988)
Another important step toward this Natural Areas Policy Plai
was taken in 1988 when the Planning and Zoning Board endorsed thi
use of two maps of sensitive natural areas as part of the Lan
' Development Guidance System. Developed by the Natural Resource!
Division, in conjunction with a committee of knowledgeabl(
citizens, the maps were the (1) Wetlands Map of Fort Collins an(
the Surrounding Urban Growth Area, and (2) Wildlife Habitat Map o1
Fort Collins and the Surrounding Urban Growth Area. The)
represented the first effort to identify sensitive natural areas of
a citywide basis.
When they adopted the maps, the Planning and Zoning Board made
two important policy statements.
2-8 Draft 4/8/91
�f�
DRAFT
statements are included in Technical Memorandum 1. Key statements
that apply most directly to the conservation of natural areas are
summarized below.
Section: Impacts of Development
Objectives:
o Encourage the development of a future land use
plan which deals sensitively with the
relationships between the man-made environment
and natural environments.
o Direct growth away from environmentally unique
lands which can be shown to have special
values to people -- natural resource, scenic,
recreational, historical -- unless the
negative impacts can be effectively mitigated.
o Consider the long-range ecological effects and
costs when addressing short-term and long-term
problems.
o Insure that the type, design, and location of
new development be compatible with
environmental considerations.
Objective•
o Discourage development within the floodplain
areas of Spring Creek, Fossil Creek, Dry
Creek, and other drainage ways.
Section: Open Space Preservation/Acquisition
Objectives•
o Give high priority to achieving the goals of
the Fort Collins Open Space Plan (1974),
insuring the completion of the continuous
2-2
Draft 4/8/91
5-6
5-9
5-11
5-12
5-15
5-19
5-21
5-24
5-26
5-28
5-29
6-1
PLANS
rS)
1.0 INTRODUCTION
PURPOSE
Anyone who has walked the trails along the banks of the Poudre
River, watched a wedge of Canada geese fly across a fall sunset,
seen a great blue heron stalk fish along the edge of a pond, or
picked a bouquet of grasses and wildflowers from the prairie next
to the foothills knows something of the richness of the natural
areas that occur in Fort Collins. They know, too, that the natural
areas that remain intermingled within the developed landscape
enhance the quality of urban life. Wetlands, waterways, riparian
forests and other natural areas provide scenic beauty, recreation,
water quality protection, opportunities for interpretation and
education, and a greater sense of spaciousness within our urban
setting. Within Fort Collins, natural areas help meet the complex
needs of people -- in combination with our homes, schools, and
businesses, natural areas provide important habitats for people.
Although most residents of Fort Collins probably understand
some of the values of local natural areas, many may not appreciate
the surprising richness of the natural resources of our community.
Wetlands, riparian forests, and native prairies are considered
threatened ecosystems by many biologists; prime examples occur
within the Fort Collins Urban Growth Area. Bald eagles winter
along the Poudre River and near local reservoirs. Great horned
owls nest along the river, near the Colorado State University
campus, and downtown. White-tailed and mule deer frequent stream
drainages. A tiny rare plant, Bell's twinpod, occurs on the
hogback west of town and on only two other sites in Colorado. Two
rare butterflies find living space along short stretches of the
Poudre River and Mail Creek. Within the urban setting of Fort
Collins, natural areas provide important habitats for the
conservation of plants and animals and their associated ecosystems.
This document addresses two key needs: Habitat for
Conservation and Habitat for People. The two often conflict. But,
both needs can be met, with forethought and planning. The intent
of this plan is to set a direction for the future management of
natural areas in Fort Collins that will meet the needs of the
citizens of the City as well as the needs of the many other
creatures with whom we share the land.
Specifically, the objectives of the Natural Areas Policy Plan
are as follows:
(1) To identify and evaluate important natural areas within
the Urban Growth Area with regard to their ecological
significance, sensitivity to impact, and need for
conservation;
91 1 1-1 Draft 4/8/91
Natutat Ateas Po.li,cy Plan (con't. )
Fo.6.6it Cteek Renounce Area
"Moat 06 the 6utute growth .in Font Cotlinn iz occuxiti.ng .in .the southern pant
o6 the City. An such, .the pnimany chattenge in the Fossil Cteek Natutat Renounce
Area iz to maintain .cmpottant natural %esoutce.6 an development occut6. Thence
iz opportunity to work cooperatively with tandowners to plan 6utute growth to
protect key areas. A connd.6tent, system -wide approach to de6.ign and open space
acquiziti.on would greatty aid the 6utute maintenance o6 natural. areas in the
Fossit Creek Re6ouace Area. Thi,6 would .include gu.i.deUne6 bon 6etback6 and bubbeA
zone6, p. 4-25
Land Use Ptann.ing
"A6.described in Chapter 2.0, 6eveAat etementn o6 the ComptehensZve Plan
emphasize the u6e o6 .land use ptanning and tegutat.i.on to protect-natutat areas
and other enviAonmentatly 6catce te6outce6. The 1977 Goals and Objectives ate
quite speci4Zc, stating "NAect growth away 6rom envitonmentatty unique .lands which
can be shown to have special valuers to people -- natwcat tezource, scenic,
tecteati.onat, h.i sto,%Zcal -- unless the negative .impacts can be e66ectively
mitigated. S.cm.i,latty, the 1979 Land We Pot cie6 Plan called Got an envZtonmentat
management plan that would (in pant) .identi6y env.ixonmentatty 6catce and vatuabte
.lands such as wild.li6e hab.itat6 and xequi,%e development to mitigate negative
.cmpaetn on these lands." p,5-6
"One concern iz that not all 6ection6 o6 the .land development tegutati.onn
addtes6 natutat atea6...... Modi.6.i.c.ati.ons to these sections o6 the City Code
ate needed."
" ...Beeau6e many o6 the values o6 natutat areas depend on the way .indiv.i.duat
sites 6unction together within a 6ystem, there .i-s a need Got a tatgvc geographic
6ocu6 to pnov.Lde .linkages and continuity between sites. "
Objective: "Use .land use ptanning and development tegutati.onb to conserve
natural areas by directing development away 6tom 6ensitive z tes, .integtat,ing
natunat atea6 .into .land use ptan6 and project de6.ign, and adequately mitigating
the unaVo.idabte .impacts o6 development. p. 5-7
Pnet.i.m.cnaty dta6t o6 .the Natutat Areas PoZZcy P.tan of the City o4 Font Cott ns
pub.tished Apti,t 8, 1991
UndeA .the section eoncetn.ing Envii onmenta.t Ptoteetd.on
"Identi.4.i.cati.on o6 envitonmenta.t,ty seance and va.tuab.te .tand6, Such as
witd i.6e habitats and lands o6 agr..i.cutttuna.t importance:
"Requvc.ing devetopment to mitigate negative .impacts on enviAonmenta.t.ty seatee
and va.tuab.te .(!ands; -
"Ptomotdng .the .incoapokati.on o4 envitonmenta.t.ty seance and va.tuab.te .tands, ..."
p. 2-4
Under the section concenn.ing Land Devetopment Guidance Systems (1982)
"Cn.i teA.i.on #14. 16 .the site contains an area that serves as a habitat,
natunat Good Bounce, nesting p.tace, w.intening, o,% source o6. wateA boa w.itda4e
........have 6peci.at pnecauti.ons been imp.temented in the p.tan to prevent .the
creation o4 envi&onmentat .in4.tuencu adverse to .the ptesetvation o4 .these areas?"
p. 2-5
UndeA .the section on Urban Witdt i.4e Sanctuary Designation (1987 )
(see copy)
Under section o4 Conservation o4 Species and CommundtLes
"Wot.tdw.ide, .toss o6 habitat and specZes extinction i,6 one 64 the most 6eniouS
env.iAonmenta.t pnobtems we 4ace -today. The need to protect natuta.t areas o4 Font
Co.ttins peaches ban beyond .the need to preserve habitat 4or toca.t of even State
witd.t.,i6e 6pecf.es. Font Co.ttins .is toeated a.tong a major m.ignatony 4.tyway bon
watet4ow.t, shorebirds, binds o6 prey and songbi/Lds, and provides va.tuabte
habitat 4o., species .that may spend most o4 .the yeah .in d.i.66etent states on
eounttd.ez. Some migrant 6ongbi,%ds maize yean.ty treks between breeding grounds .in
nottheAn Canada and w.i,nteA.ing grounds .in South America. ... "
p. 3-1
UndeA .the section on Community Image
"Many 6actors .i.nteA.tace to create an .image bon a city, .inc.tud.ing .the
setting, skytine, street pattern and teve.t o6 congestion, design and tandscaping,
and .the oveAa.t,t quatity 04 t i6e. The oveAa.t.t quatity o4 Zi.4e .in .in6tueneed, in
pant, 6tom .the respect a community has bon .the envdr.onment. Pnotect.ion o6
.empontant natuAa.t area6 has atteady had an ,i,n6tuenee on how Font Co.t.tinz iz
perceived by .its citizens, othex communities, and .the wottd.
"Previous .tocat e66orts to conserve and cteaze natunak areas, inctud.i.ng .the
Baekyatd Witda4e Habitat Program and .the Wet.tands and Witdti6e Habitat Program,
have rezuZted in Font Cott(ns' duignat.ion as an urban witd.ti4e sanetunay by .the
Nationat Institute bon Urban Witd.ti.6e." p. 3-7
Under section on Identi4.Lcation o4 Natutat Areas ate .f fisted .the 4ot.tow.ing:
"Support tare or .important andmat species and eummunities
"Contain high quatity witdZi4e habitat
"Serve as a witdti4e eortidon between high quatity witdt 6e habitats"
p. 4-1
Under .the section on Eco.tog.icat Setting
"Today, Font Co,tZin6 has a wide diversity o6 witdti6e habitats, which .i.nc.tude
native bi-oZogica.t communities as wett as .those 4otmed on a.tteted by human activity.
Pteservatf.on and enhancement o6 both .types o6 habitats are .impot.tan.t to azsute
the eonBenvati.on o6 out natuna.t areas bon the bene6it o6 witd.t..i.6e and the citizens
o6 Fot,t Co.ttin.s." p. 4-3
Harmony Cott.idot Ptan March 1991
A quote worth noting -- "Att good ptanning must begin with a survey o6 aetuat
nesoutees: the tandseape; .the peopte, the work -a -day activities in a community.
Good ptann.i.ng does not beg.i.n with an abs#tact and atbittaty scheme that it seeks
to .impobe on a community; .it begin-6 with a knowtedge o6 existi-ng condo Lions
and oppottun.i Lies. " Lewi-4 Mum604d.
Drainage Basins and Itt.igation Canats
"AS devetopment occurs, 6ut6aee run-o66 .cncteases, tesutt.ing in 6totmwateA
being diverted into a sen.ies o6 swatee, detention ponds, ehannets, itt.cgat.i.on
ditches and/ot stteams untie uttimatety the 6tows reach the Cache La Poudte Riven.
The Study area a taeed with tkiA network o6 dtainageways and .vcn.igati.on eanats.
Stream bank etos.i,on and water quality .iedues ate concerns in att three bazins .
s.e.nee both Mait Creek and Foss.it Creek have expetd.eneed 6tooding, bank eAos.i.on and
stream degradation." p.2-3
Land We Ptanning
"For the past ten yeats, the City has promoted a mixed Land use concept .in
Font Cot .Lns because o6 the a-ssociated sociat, economic and envZxonmentat
bene6.cts. " p. 2-8
Ptanning bon the 6utute -- The Process
(e) "Pnov.ide bon a vat.i,ety o6 housing types."
(6) "Ptesenve and protect existing tuidenti,at ne.ighbothoods 6tom .c ttus.ive
on disruptive development. p.3-5
Issues - Vizuat eons.i.deAations
"AS one enters the cont.i.dot 6nom the east, the tandscape chan.acteA atong
Harmony Road .cis a unique blend o6 tutat seeneAy and high quat.i,ty, campus -Like
o66.i.ce and .industt.iat. devetopment. " p. 4-2
(Lea's not tose that unique blend by doing with att tutat 6etti.ngs!)
The Ftoodptain
"The 100-yeah 6toodptain .c,6 the most 6 ign.i 4 i cant devetopment eonstna.int in
the gateway area. Most o6 the pnopenty .in the gateway area ties within the 100
year 6toodptain, and zign.i6.ieant portions o6 the area ate within the 6toodway.
Land toeated .in the 100 yeah 6toodptain has a one peAcent chance o6 6tood.cng .in
a given year. The 6toodway iA the Land area that must be tesenved .in order to
d.i scahnge the base 6tood without cumutati.veey .incteas.ing the watet 6ut6ace
mote than six .inches. Under cutnent pot.ie ies, no devetopment .i s attowed within
the 6toodway. The areas between the 6toodway and the 100 year 6toodpta.i.n have
some potentiat Got devetopment .i.6 6tood-pnoo6.ing is addressed. Since 6exi.ous
Land devetopment %e.6tt.ictions ate associated with the 6toodptain and natutat
tesounce areas, the gateway .ins an exce tent %e6outce Got attetnate, teas intensive
Land uses. The %Zvet and .its 6toodptain atong with associated wettands and
w.itdti.6e habti;tat iz an .cntegtated system. The abiti.ty to manage 6toodptain tands
Got apptopt.iate uses iA .cmpottant to the Live Is natunat xesoutce vatue." p.5-4
F.i.nae RepyLt o6 the Cache La Poudre River Nat.ionat Recneat.i,on Study Sept. 1989
G. Naturat Rehowccu
"For .the purposes o6 th.i6 study, natura,E resources o6 s.igni,6.i.cance are .those which
have (1) intrinsic bc,otog.icat on eeoQog.fcat value, and/or (2) are Land.types
requi i.ng speciat management cons.iderat.ion and/or (3) aKe resources which provide
quality recreation and .i.nterpretLve opportune ties. When viewing the Cache La
Poudre Corridor, .these d.iat.inct.i.ons ane ixsepaaab.f'e. Naturat resource areas
serve a muttipte 6unct.e.on and ditigent management i,6 %equiAed. These areas,
generat y tacking in most urban setting, axe precious when they do oceux close
to urban areas, as in. Font Cott n,6." p. IV-17
2. Wet. and/WZ d.ei6e/Vegetati.ve Areas
"The City o6 Foxt Cottins Department o6 Natural' Renounces, as pant o6 the Ci,ty's
Witdti,6e Habitat Management Ptan (endorsed in 1988 by the City Ptann.ing and
Zoning Board), mapped wi d.ei6e habitat areas, inctud.i.ng the r.Lver, water bodies,
repa,%ian vegetation and adjacent areas o6 .interest. The adjacent areas o6
.i.ntere,st are lands cZose to the riveA which warrant speci.at attention. "
"An etement o6 the W.iRdti.6e Habitat Management Plan .inctudes the .i.dent.i6.i.cat.i.on
o6 land covet types and theiA reE'ation-6hi.p to spec.i6.i.c species o6 local .interest
and concern." p. IV-19
3. The Ftoodpta.in.
"The 100-yeah 6toodptain .i6 both a .land devetopment eonstna.i.nt and a key natural
resource. Part.E'y because there ane s.igni,6.i.eant land devetopment Xe6tki.ct.ion.6
within the 6toodptain, .it is an exeettent resource bon attecnate, tens intensive
Land usel. Such uses .i.nctude recreation, open space and witda4e habitat. The
6toodptain contains quaPety witdti6e habitat and a diverse ecotog.ieat enviAonment.
As the river and .i is 6toodptain are an .integrated system, the ab.it ty to manage
6toodptain .E'ands 6or appropriate uses bene6its the r.i.ver's naturat renounce
value and provides a tog.ic 6or the protection and enhancement o6 these lands
6or recreation and witdti6e value." p. IV-20
"F.i,6ty percent o6 the study area is within the 100-year 6toodptain. The 6toodptadn
i,s the most 6 ign.i6icant natural resource eons.ideratf.on (aside 6rom the n i.veA
.itse26) within the study area. It tuutts in the most st4,i.ngent .land use
controls and eonbtraintn as the Fedecat mandate viAtuatty prohibits development
within the 6toodway .. and places restri.ct.i.onn on the tema.i.ning 6toodptain ...
Th.v6 enormous land resource, in conjunction with appropn.i,ate protection and use,
represents a s.ign.i6.ieant recreation and natural resource opportunity. p. IV-20
5. V.csuat. Re,6ourees
"Rural -- Being genenatty undeveeoped, rurat landscapes represent vi-6uat open
space and ate pteasing to the eye. Farms, ranches and otheA open space areas
are an -important vZsuat resource. They are generally o6 moderate to high
v.i,6uat .interest. " p. IV-22
It should at-60 be noted that the land betow the ni.dge (Fossit Creep Inlet R.idge0
d i .inundated with aqu.i6iA,6 and that run-o66 water could have a negative ,impact
on water quatity in thi,6 area.
Thesis on Growth Management Potiey and EvatuatLon by Paula A. Currey 1984__
In the 196016 the tradition, d ethic o6 b.iggen i,5 beaten was beginning to be
queet.i.oned. P. 1
In 1982 the Land Devet.opment Guidance System was developed. It states,
in part "It is an attempt .to ptan more rationaZ y than it poss.i.6te under.
traditionat zoning. Much o6 the bas.z 6or tha type o6 6ystem .Pies .in the concepts
utilized by envitonmentat impact statements, whereby a development .is measured in
teems o6 .i is socioeconomic and enyvconmenta2 .impacts upon .its ne.ighbon6 and the
community."
"Under the system developed in Foat Coteins, any developer may bypas6 zoning
Kequitements .i,6 the proposat .ins submitted under the Land Development Guidance
Sy tem. The Guidance System e6tabtizhed various pen6onmanee cai te,%ia and standards
bon att types o6 development, based on the size, tocati.on and naturat tesoutce6
o6 the site and the development's zati..s6acti.on o6 the social, economic and aesthet.i.c
needs o6 the community. U-6 i.ng the Guidance System, a developer may propose any
type o6 development 6or a parcel o6 tand, xegatdte-6s o6 the zoning on that
particular parcet." p. 46
The LDGS contains two types o6 nev.i.ew cn.i teti,a.. A pant o6 thiz c4,i ten i.a
i,s assun.ing eompatabit ty and env.vconmentat standards. p. 47
The development proposat .is reviewed by the ptann.i.ng sta66 and other city
stab6 to "assure 6utt dfsctosure o6 any potentiat impacts and to enabte the
van.i,ous city departments to prepare 6or the development. 76 it .is determined.::_
by a member o6 the ptanning sta66 that the�te wilt be a s.igni6icant .impact on
exi.6tdng neighborhoods, a neighborhood meeting is held between the developer,
a ptann.ing sta66 member and residents o6 the a66eeted neighborhood. The developer
.ins %equited to .incorporate resident concerns .into the project." p. 47
One o6 the er.itism6 o6 th.iA ptan iz that devetoper6 who have worked with
the ptann.i..ng department %epeatedty know how to present projects 6or acceptance
-- or 6.ind the "coop hotel" and thus skit the concerns o6 an area. p. 48
space areas with those in adjacent developments in order to
form a continuous, linear open. space network.
Environmental
1. New development should either be located in areas free of natural
hazards; such as wildlife, geologic hazards, floods, and high
winds, or be designed to mitigate the hazards.
2. New development in designated flood plains should be consistent
with the degree of hazard presented by the 100-year statistical
recurrence interval flood and the need -to allow for passage of
storm waters without undue increases in flood heights.
3. Applications for new development should include provisions for
adequately handling drainage entering and leaving the site and for
controlling surface erosion or sedimentation problems within the
site itself.
4. New develolpment should be located and designed to avoid or
mitigate the dangers of manmade hazards.
5. New development should be located and designed to comply with
adopted standards and criteria for environmental quality.
6. New development should be located and designed to preserve criti-
cal components of ecosystems, including significant wildlife
habitat. Significant wildlife habitat is a geographical area
containing essential elements of food, water, cover and space in
a combination and in quantities sufficient to support a species
for at least a portion of the year.
ti
:f-
t
ME
Intergovernmental Agreement Aor .the Fort Co tim Urban Gnow.th Area
Pub.Pished Apnit 29, 1980
It is stated .that xegutati.ons in .the Uaban Gnow.th Area "can be amended
at any time... " p. 4
Conce,tn i.ng Den,6ity/In.tenb.i ty/Location.
1. A. "New t a.iden.t.iat development in .the Uxban Gaow.th Area ahatt mitigate
po.tent_i,at negative .cmpacta on adjacent exizting %ez.i,dentiat development
by maintaining .the_ chaaacten and density o6 .the ex.i.a.t.ing development
along common boundtiea. " Exhibit B p. 4
D. "Rea.i.denti,at development ptopoaatz .lean .than 10 acr.e,6 in size adjacent
.to ex Uting .lower, dena.c ty te,6 i.denti.at development cannot be o6 a
dena.i ty gn.eatea than 6.i6.ty percent (50%) h.igher.than .the adjacent
exi.6ti.ng developments' density."
City o4 Foat Cott n4 Land U4e Poei.c..i.ea Ptan Auguflt 14, 1979
The Chantm Rutz .the 6ottowing:
3.. "Regutate .the ufle 04 .hand on .the ba4.c.4 o4 .ite impact on ,the community
o,% zuAtounddng area.
4— "Ptan bon and aegui'ate .the u4e o4 .hand 4o a4 to ptov.i.de planned and
onden.E?y use o4 .hand and pnoteetion o6 .the env.inonment .in a manneA
con,6iztant with ConstdtutdonaZ tights." p. 3
ChapteA I De4inition4
4. "Bu66en4 4oA Mitigation Putpo4e,6: Cen-ta.in type4 o4 tand uae6 ate .<nheAentty
.cneompat.i.bte (due to no.t,6e, .taa44.ic genenati.on, ittum.inated tight gtaa.e,
etc.) and mu4t be 6h.i,etded on 4epaAated 6Aom each otheA." p. 12
10. "Hood Ptai.n - Any Land area 6u4eepti.bte to being .inundated by wateA
4Aom any flounce." p. 13
27. "TAan.6ttionat Land U4e4 - Land use,6 which aeta4 "bu64eA4" between
.cncompatibte Land u4u."
Des.i._gn,Lng Tomottow Today Committee made up o6 a targe ctoss section o6 .the
e.itizenty A study done in ,the earty 197014
Ftom a report on .the committee on pn i.oa.i Lies oA .the DTT Env.vconmen-tat Task Force.
Under Item I .is .the 6ottow.cng concern: "Open space - tand which .t.s not used bon
buie.d.i,ng on eommerc.i.at purposes. Thi-4 woutd inetude parks, got6 courses, naturat
areas, wateuuays, on .takes, etc. and agt.icuttu%at trnds."
One o6 .the areas sited Zz atong Foss.c.t Cheek.
Under suggested uses bon open space Z6 (Under II B) "&Ad Watching and w.i,tdtd.be
Re6uges - Prime wd,tdt i,be areas shou.td be set aside as re6uge5 bon biv ds and
other an.i.ma,tz atteady pteeent on 6or other native andmats .that eoutd be .trans-:
toeated to -these areas."
From a tepo,rt concetnf.ng tong range p.tann.i.ng.-- "That the city ob Fott Cottim
and the County o6 Lar.imer 6otmatty adopt the goat o6 ptov.izUng natutat areas and
paths o6 cont.inuouz open space ... atong Fos,6it Cheek ..."
Concerning tap.id growth a DDT subcomcttee stated . "many members ob the
community, and atmost without exception, the opinion is that the tapid growth
dut.i.ng the 6ixti.ea has had a detetevdous e66ect upon the community." Certainty
the growth ob the sixties was mi.nimat to what's happened in teeent years.
One concern exptessed tapeatedty was the very thing that made Fott Cott ins
atttaet.i.ve is no tonger to be bound and peopte wit move even 6utther out and
commute many mites to work. This negates the thinking that says "Bu,i.td ctose
.in to prevent commuting and the tesuttant pottut.i.on".
It was atso stated .in this tepott "The subcommittee beets very 6ttongty
that the popwtati.on itset6 shou,td have a voice xn the decision i,on to stop, mod i6 y,
etc. concerning growth.
Az tandowner3 on County Road 9 we ate very concerned about proposed
subdivizZon devetopments. Attached .iA some .i.n6otmat.i.on .taken 6tom vat.i,ous
pubticati.ons which we be.P.ieve supports out concerns and addtesse3 out
request to a.Ptow this area to tema.in turae aeteages. This wooed not be
a precedent as App.tewood Estates, Scenic Knotts and Fa Away Estates (att .in the
urban growth area) at,%eady exizt with homey on acreages.
M. John Barnett, DiAeetor o6 P.tanndng Got Lar.imet County, stated .in pact
that he hoped to see some "tow denzity housing (1 unit per 2.5 acted "::be
devetoped. He also stated that "Land use p.tann.i.ng must draw a 6.i.ne distinction
between what .i,s best Got the community as a who.te and what xe6pects the tights
o6 .indi.v.i.duat .land owners. There .i,a no doubt that the .cmptopeA use o6 a
patcet o6 ground can negat.Lvety .impact not on.ty those ne.ighbots .in ctose ptoxim ty,
but atso the citizenry at .tatge."
Last.ty, we would tike to have representatives o6 out "neighborhood" meet
with City Council to discuss out teque,st .i.6 that wouted)rPossd,bte. We would be
gtad to meet at your convenience or to have anyone on the Counc.ie visit our
area. 16 eitheA o6 these a possib.te we would be g.tad to teattange out
sehedu.tes to meet of a time convenient with the Counc.it membet3.
Sine etc ety,
Mtz. David L. Thomas
Reptezentat.ive Got County Road 9 HomeowneA.6
June 3, 1994
Planning & Zoning Board
Page 2
Because of these concerns, we respectfully request that a final
decision on the proposed subdivisions on the east side of County Rd.
#9 be delayed until an impact study can be completed. We feel that
lots of 11 to 21 acres would be an acceptable alternative to the
higher densities requested. This would retain the rural atmosphere
while providing an orderly transition from higher density on the west
of County Rd. #9 to the environmentally fragile wildlife area of the
Poudre River on the east.
We trust you will do the right thing concerning•this area.
Sincerely,
�;6i2r�
ef
James and Elinor J. Chinn
,Ud — 61994
June 3, 1994
Planning & Zoning Board
Fort Collins, Colorado -
Dear Board Members:
We live on approximately 14 acres at 3131 E. Horsetooth Rd.- which is
the S.E. corner of County Rd. #9 and Horsetooth Rd., also known as
Morgan's Ridge. We have lived here for 14 years and chose to trove
here for the rural atmosphere, a place to raise horses and livestock,
as well as to enjoy the wildlife that make this area their home. We
have about 15 families now living on the east side of County Rd. #9
between Horsetooth Rd. and Harmony Rd. with the great majority living
here for the same reasons we chose this area.
There are several areas of concern we would like to point out to City
Council Members, County Commissioners, and Planning and Zoning
members:
1) We are not against growth, but feel very strongly that Fort
Collins needs more than one type of lifestyle to keep it the
attractive place in which to live. Not all people want to be forced
to live in subdivisions with 4 to 5 dwellings per acre.
2) Along this same .idea, there should be a logical transition
between rural acreages and higher density areas.
3) The entire east side of County Rd. #9 borders the Wetland
Restoration Area studied by the Cache La Poudre River Landscape
opportunity Study. Fort Collins seems to be very concerned with
maintaining open space and wildlife on the west side and foothills
areas, and we feel the east side and Poudre River areas should be
considered just as important.
4) With all the proposed construction and that already under
construction in Dakota Ridge,.StoneRidge, English Ranch, NCR, and the
new Junior High School on the west side of County Rd. #9 as well as
H.P. on the east side, the traffic on County Rd. #9 will become a
major problem. With increased density, as we are all now realizing,
also comes gangs, and increased crime will become a part of this area
also.
zz�
p IM ED�
JUN - 61994
June 6, 1994
Dear City Council Members & Planning & Zoning Board,
We are the owners of a home on a 2 1/2 acre lot at 3248 Nite Court.
We understand that annexation and PUD plans are currently underway
for the Strachan, Shields & West parcels.
The neighborhood area bounded by County Road 9 on the west,
Horsetooth Road on the north, Fossil Creek inlet ditch on the east
and Hewlett Packard on the south is entirely comprised '.of 16
acreages of 2 acres or more. This acreage standard is firmly
rooted in this area for years, with no exceptions.
Because of the rural character of the neighborhood, we feel this
calls for creative planning of lower density so as not to destroy
the nature of the neighborhood. While we support the
seller's/developer's right to sell/develop, we are concerned that
the neighborhood not be modified by a development that is not
consistent with the existing standard.
There is certainly a high demand for acreages in this area. We
hope that the City and the developers can find a way to preserve
the area, while allowing the developers an economical means to
develop at lower densities.
w
Sincerely,
zys &JudY Christensen
island surrounded by quiet, residential acreages and a delicate
ecosystem. To apply a generic standard of 3 units per acre to this
tract would be a tragic mistake. This is an inf ill parcel and it
should be developed in harmony with its surroundings. Please
consider the Strachan/Shields tract to be a special case worthy of
special planning so as not to destroy the character of our
Neighborhood, the wildlife that reside there, and the potential for
the City to have an outstanding environmental resource east of
County Road 9.
We respect the property owner's right to sell and the developer's
need to have an economically feasible subdivision. Please allow
the Neighborhood and the developer to arrive at an acceptable plan,
regardless of the proposed 3 units per acre standard which would
create a disaster in this situation.
The Neighborhood stands by its proposal presented at the
Neighborhood meeting which is: a) that County Road 9 should be the
dividing line between urban and rural development and that, b) two
acre lots should be created along the Poudre River ridge line which
then transition to one acre lots, which then transition to half
acre lots along County Road 9.
We request that the City be creative in working with the developer
to make our development proposal feasible, in order that this
sensitive area might be saved.
We are confident that through creative planning you can preserve
this area forever. Applying a generic density standard to this
special area is simply not proper - it would be shortsighted and
would exemplify the epitomy of poor planning and incompatible
development. We'd like you to be able to drive or bike by this
special area 10 years from now and be proud of how you helped to
preserve its established character. Thank you very much for your
serious consideration of our feelings.
We look forward to your response.
Sincerely,
The Neighborhood
Dick
& Ellie Chinn
Jim &
Karen Gleason
Bill
& Lynn Warren
David
& Mary Robertson
Bill
McBride
Rhys &
Judy Christensen
Sam
& Catherine Sands
Dan &
Sue Henderson
Dr.
David & Sandy Thomas
Herb &
Elisabeth Murphy
cc: City Council
City Natural Resource Department
Planning and Zoning Board
Planning Department
Brad Bennett, Developer
July 1, 1994 L
� IE 0 V E
Ted Shepard, Planner JUL - 61994
City of Fort Collins Planning Dept.
281 N. College
Fort Collins, CO 80521
Re: Proposed development of Strachan/Shields properties
Thank you for taking the time to meet with our neighborhood on
Thursday night. We are writing to present a unified voice to the
City Planning Department, the Planning & Zoning Board, the City
Council, the City's Natural Resource Department and the developer.
First, we would like to define "the Neighborhood" and invite all of
you listed above to become intimately acquainted with our
Neighborhood. The boundaries are Horsetooth Road on the north,
Fossil Creek inlet ditch on the east, Hewlett Packard on the south
and County Road 9 on the west (the Neighborhood). This area has
long been characterized by its rural nature and residential
acreages. The smallest lots are 2.39 acres and range upwards to 18
acres. .Currently there are 15 homes in the Neighborhood.
Many of the existing homes sit on the Poudre River ridge line with
unrestricted views to the east and west. The area to the east of
Fossil Creek inlet ditch from Harmony Road to Drake Road has been
designated as a unique habitat in the Cache la Poudre Landscape
Opportunities Study (L.O.S.). This 1992 study earmarked this area
for bird preserves, wildlife habitat, lakes, etc. Please consult
this study as part of your planning process. Already the Straus
Cabin area and the CSU Environmental Learning Center have been
established as natural preserves on ground east of County Road 9.
We feel that County Road 9 should be the buffer zone and barrier to
high density, urban development. All the ground east of County
Road 9 should be designated as residential acreages or open space
to preserve this important historical and environmentally sensitive
area.
The Neighborhood has not protested any development west of County
Road 9. We've supported Stoneridge, English Ranch and the NCR
plant. However, we are drawing the line at County Road 9. We
don't feel it is appropriate to place an urban development smack in
the middle of our long established rural area. Placing 135 tract
homes amongst our 15 acreages is an abomination.
The City's LDGS calls for compatible development. Dropping 135
tract homes in the midst of an established rural area which lies
adjacent to a defined historical and environmentally sensitive
ecosystem is not compatible development or good design no matter
how you look at it.
The 35 acres comprising the Strachan/Shields properties is an
July 8, 1994
Planning & Zoning
ATTN: Ted Shepard
RE-- Proposed developmt of
REz Rhys Christensen of July 7, 199-L
The neighbors of the Past Ridge circa
v,-I,Li tc': with
us Thursdaye July 14thr 7.30 AM at 3131 B.
(Corner of County Rd. 9 and Emsetooth).
wia-i- tr- m') visit
the Rhys Christiansen and Sandy loc.. Vmas
We
feel, this will give you three &ilfereol-. a -au' a
general feel of our area. Hopefully -innrrwj.
ng
will help us all to work together for a wc;".
%Aaniae�,
neighborhood.
Sincerely,
—jPAIQ- - 4W.Od ,
Ellie and Dick Chinn
3331 E. Harsetnoth. Rd.
Ft. Collins, Colorado 80525
223-3214
. .. .......
4104 Soiith County Road 9
Ft. Collins, Colorado 80525
15 August 1994
Mr. Ted Shepard
City of Ft. Collins Planning Department AUG 1 7 1994
281 North College Avenue
Ft. Collins, Colorado 80521
Re.: Proposed development of Strachan/Shields properties
Dear Ted,
We appreciate your meeting with us the other day. We do regret
that the people making the decisions that affect us could not also be
present. Is there any way that your office could get the members of the
planning board to look at our "neighborhood" before a decision is made?
We have tried to follow the guidelines as set forth in the LDGS
brochure which suggest keeping informed and giving "citizen" input but so
far we have been unable to get much response. We believe we are acting
fairly and we are only asking for what has been set forth in agreements
made by the city and county. There are several things that support what
we have asked of those making these important decisions. However, the
most concise, perhaps, is the statement found in the Intergovernmental
Agreement for the Fort Collins Urban Growth Area which was published
in 1980'. It states specifically "New residential development in the
Urban Growth Area shall mitigate potential negative impacts on adjacent
existing residential development by maintaining the character and density
of the existing development along common boundries." We would hope the
Planning and zoning board could see our "neighborhood" so they would know
that the proposed development is not in accordance with the Intergovernmental
Agreement and could then make a decision which would conform to the.agree-
ment.
We would appreciate any help you could give us in this matter.
Sincerely,eoew4v-z
7/&�_
MrsDavid (Sandra) Thomas
for the Poudre Ridge Neighborhood
ty Limits
29 pq 21
33
Large Lot SF. Resid bw
a- 3
a
0
(o
Pending Wild
Vuest Annexation /o
0
}
Z
■ ■ ■
Hewlett Packard Plant
I L
MMMMmj,jj(--I
ID
c�E0���
[g AUG - 31994
28 July 199
Re.: Pxopohed Devekopment o4 Sttaehan/Shields PtopeAtZu
Dean Mx. Shepard,
A6teA our meeting with Ted Shepard o6 .the Ptann.ing and Zoning Sta66
on 30 June 1994 we, the Poudte Ridge Homeownene A.63oe.i.atl.on, 6ett we
needed to. hetp -tho.6e in decision making poh.itLone to see why we axe
tequest.ing that th,v6 area be given spec.iat conh.i.deAati.on concvLn.ing
development.
Many o4 our conceAna and 6ee.tingz were expxeszed .in out tettet o6
01 -Tiny 1994 which you shoutd have tece.ived. However., we heel .it woutd be
bene6.i.e.iat to att 06 ub, .the ne.ighbothood and the city 4ta46 and boatdh,
.i.4 you could see and "heel" out area. We had scheduled a meeting 6ox
1ubt .that putpose on 14 Juty 1994 but, un6o4tunately, no 'one 64om .the
city was abte to attend at that .time. We axe zcheduZing another Such
me ing jot 11" Augu �t `19,94- at 7:30 A.M ,at -the home. 4,'D.i_e_Ft and E.22.i,e Chinn 1
art r31;3s1� E Huth.etooth Road (See map below). We ui.it meet box co64ee
and do a quick "tour 06 out ne.ighbothood and at ea ao that you may be
able to •.:s.ee .the unique qua.l i ti.e s o4 oux "ne.ighbothood". We hope you
witZ be able to attend.
S.i.ne et e2y,
"a4
Mtb. David L. (Sandra) Thomas
Is
,
V O
O
Additional comments that were made at a hastily gathered neighborhood meeting last night
ate included below as tequeated by those in attendance:
We were told that the city wanted a win -win situation so wanted to wank on a SatU4actoty
compromise. We have seen no signs o4 that. 14 th.i s area is developed into acreage lots
.the sellet gets his money, the developer gets hi-6 money and the ne-ighbors witt have some-
thing they can live with in this area. It iJ time the city looked at development ptoposals
Znd.Lv.i.dually and make vat.i.ancez that 4 t each area and not stick so nig.i,dly to the point
system.
WheAe's the open space? Whete will the children go to play? They will be le4t with
crossing a busy toad and going a distance of going onto other people's ptopektim .
This development as ptesented would be an isolated congested area.
An eat.Pi.et agreement had been made that Nite Coutt would not be extended south and
the neighbors had put .in a "turn around" bot emetgeney vehicles because ob that.
Recent comments quoted in the paper that the city 6ett it was time to teeonsiiet
dense developments on the edge ob the city and encourage developments closer to the
present city ateas. Nigh density growth should not be put into the bringe ateas at
thin time. How does thus present ptoposal 6 t into what the city said they were now
going to tty to accomptizh?
In the plans tecentty ptesented it was shown that ttees would be placed on the north
side ob.the development to ptov.iide a "green atea". There i.6 no guarantee that those
ttees would stay these as home owners may well want bigger yatds and would remove the
ttees.
The possible building ob town homes along County Road 9 is unacceptable.
GOwi9, j
was very strong and not pti.ntabte! The new schools in .th z an.ea ate 6u.Et. To accommodate
any new students woukd mean %est4uctu)L ng boundty tines and t4ans6er.ing students 6tom .the
schoot6 .they ate preseatty attending. Thus iz a. tong and emot.ionak process and wilt Lezutt
.in young students being taken out o6 ne.ighbothood sehooks. This .Cs no way to bu td
community spi;L t and causes much 6rustrat.ion and anger.
The present ptans 6or deveQopment o6 the Strachan and Sh.ietds ptopetties i,5 unacceptable.
We note that south o6 Harmony Road, but Stitt within .the UGA, there iz a development
o66et.Lng 2 acre home 6dte5. 16 there were not a demand 6or .those .they certainty woutdn't
be .in .the process o6 development. We beUeve strongly .there should be mote o6 Just such
developments and .the Strachan and Sh.iet.ds ptopent-ie5 ate .i.deat 6or just such devekopment.
We would att agree to that as a comptomiz e and EVERYONE would bene6.it 6rom just such a p.2an.
Sincerely,
The "Ridge" neighborhood home owners
`N
tl
10 Oc et 1
City os Ft. Cottdns Ptann.ing Dept..
287 N. Cottege Avenue
Ft. Cott.inz, Cototado 80521
Dean Membetz os the Ptann.ing Dept.,
CMEOMCE
0111994
In the on going ptoeess os tty.ing to have a hand .in, out own destiny we ate Stitt hoping
to s.(.nd a comptom.v e with the city and the developers .in. SE Ft. Cott.inz. In recent months the
one thing we have tearned .is we ate not atone .in our coneetns about the ptesent ttend..in
devetopments in Ft. Cott.ina and Lat.(meA County. We att tecogn.ize that growth iz .inevitabte.
Some growth can be good but tap.i.d and, unconttotted growth can be the death knott to out city,
county and even out state. In recent weeks many people stom envitonmentat.ista to the
goveAnot have stated thew coneeAnz about the growth now taking ptace .in Ft. Cott.inz and otheA
areas. FotmeA Gov. Lamm has come out very sttongty about the tap.id and dense growth and the
tam.is.ieat.ions not onty on us but suture genetati.ons and the enviAonment is we don't stop; on at
teast stow it down NOU1,) With growth comes an .incte.aze in etZme as we've seen att too much
evidence os tatePy. Vandalism begins to tun rampant, as one os.us recentty,expeti.enced. The
pot.ice state th.vs was not a random act but an .intent.i.onat one. (Is this oceuted because os
out oppos.it.i.on to the development .it won't change out beP.iess and concern sot our area. )
As someone teeentty stated,. we do not own out Land "Heaven high and Hett deep" so we must
be concerned about such things as the water and ait. Land that d.i.happeats undeA cement
cannot be tecta.i.med eazity .i.b at att. There .is a deE!.ieate balance .in nature and man seems
det.etm.(ned to destroy 'it. Once the ptants and animats go .it .is not hard to s.igute out humankind
w.i,2t be next. Is this the tegaey we want to Leave suture geneAat.ions? We don't think so --
ot, at teast, we hope not.
To be more 6peci6 ic, we ate stilt eoneetned about the ptopozed development sat the
Sttachan and Sh.ie2ds ptopett.iez. We had asked that the 35 aetes .in question be devetoped
.in keeping with the 55 ac)tes os out tutat community which has been exdstanee sot many years
(one home pet 2.39 acres). As a comptomiz e we suggested that the eastern pott.ons os the
ptopent.iez be two acne home bites, the m.iddte sections one acne home .bites and the areas
botdeA ing County Road 9 be sites sot 2 to 3 homes pet acre. That woued stilt mean chose to
50 homes which is 35-40 mote than what wouYd t.ike to see and cetta.inty move than btends with
the existing area. It woutd atso come a tttte etoseA to apptox-(mating a busseA on ttansitionat
zone as designated in the IGA.
In an essott to hetp those making decisions that assect us we twice sent tetteAs to
city ptanning stars, devetopeAz, city eouncit and county eommdss.i.onens .inviting them to meet
with uz and "tout" out area. At the s.vcst meeting no one showed up and at the second one onty
one petson showed up. We tatet teatned that the assistant city attotne.y advised people not to
come out here. We sett sttongty besote others make dee.u.ions that diteetty assect us they
shoutd see the area so as to have a betteA knowledge and undeAstand.ing os how development wilt
assect the area. We tatet sent a tettet to the ptanning oss.ice teque.st.ing that members os
the ptanning depattment come on thew own to see the area but we have no way os knowing
whetheA on not anyone came to see out "ne.ighbothood".
In att.ictez in the paper the, now sotmeA, city manager stated that we wanted out "tanch-
ettes" .in the county but wanted city conveniences. Sotty, but we do not. Some os us ate not
"%hoppeAs" so matts do not .interest us. An occas.ionat visit to stock up at the gtocety 6tote
on son other. needs iz suss.ic.ient. Those os us on REA and FCLWD ate mote than wekt ptov.(.ded
sot with the(A setvices. We DO NOT want street tights, cutbz, gutteAs, etc. We one quite
content with what we have at ptesent.
At a meeting sot the people in the UGA sevetat things were stated that we take exception
to .inctud.ing the atgument that son .it to be seas.i.bte sot the city to ptovLde seAv.icez to the
area it has to have .a higheA density. Sotty -- att the seAv.ices were put in years ago when
H-P was buiP.t. Mt. Waido suggested that these homes weAe neeessaty to ptov.ide homes son the
people emptoyed by H. P. and NCR. Wett, the people working at H.P. atteady have homes and
H.P. iz not ptanning to hire in the soneseeabte suture.. It is st.(tt uneetta,(n whetheA NCR
witt even buiCd a saci ity on County Road 9. The new subdiviz ion.6 atong E. Hotsetooth and
County Road 9 (on the E. side) wilt ptov.(.de mote than adequate hous.ing.,sot these people.
One otheA thing that needs to be consideAed is the schoots. When it was mentioned to some-
one in Poudte R-1 admd.nisttat.ion that mote development was ptanned son this area his comment
As 6aA back as tact spning we began asking that th.vs aAea be attowed to nemain
Aunat and not be annexed to .the city. We have .tn..i.ed to 6ottow att .the gu.idet.ines and
,tutu .in expne sa.i,ng ouA eoneeAn and destines 6oA ouA area. We know that vaA.i,anceh can
be attowed. One o6 .the City Council membeAa was quoted in .the Sep.tembeA .7 Cotonadoan
as stating that pnopeA.ty could be "de -annexed" .i6 things cout'.d not be wonked out to
sa i46act.i.on. (She was not 5peak.ing o6 th,i,a anea but coutdn't .the Name appty here?)
We hope thin wit help to cteaA up what we pAece.ived to be a mi.6undeA,5tand.i.ng
o6 ouA position.
Again, we %equest that you attow thus anea to remain nunat. We stzongty betieve
.th A wit add, not detnact, 6Aom what has tong been Batted .the "Choice City" by attow.ing
a va)LLety o6 choke to .those who wi4h to t.i,ve .i.n.the Font Cott.ins anea. There i6 a
demand 6oA att -type/ o6 housing and t,i.6e-stytes. Lea's attow Font Colons to be a 6one-
AunneA..i,n Cotonado bon d-i,vens.i6.ied t.iv.ing.
S.i.nc eA et y,
Sandra Thomas
bon the Poudne Ridge HomeowneAs Assoe.i.a.t.Lon
cc: City Councit
Ptann.i.ng DepaAtnent
C n@_/LEOle[ I I
4104 �vuth County Road 9
IIIINO 2 2 1994 I ! i 15 ovemCotZbe4 Co.2onado 80524
I' U 15 November 1994
Dean Ptanning and Zoning Boa4d Mem ere,
A6ter tact might's meeting our neighborhood group was concerned that .there
might be some misconceptions on .the part o4 .the board about why we are asking 4or
speciat eone.ideAation on a variance in our, area. Since we are not attowed "rebuttat"
we 6ett a tetten might heep to exptain our. position.
A6ten .the di,6cuss.ion o6 .the consideration 6or .the amendment on .the Engti.6h Ranch sub-
d.ivi,6ion some members o6 the board seemed to 6eee .those o4 us 6or .the request had, bon
tack o6 a better .teem, an "etiti st" attitude. That i.6 certainty not -true bon any o4 us
and 1 doubt that .it is true o6 most o6 the others who spoke. Our concern is numbers
o4 peopte and dwett.ings. When Ms. Cteme.nts stated that not att peopte who t.i.ve in mu ti-
4amity dweet.ings hang theiA wash on the 6ront porch or Leave b.icycte4 scattered and that
she t.ivee in just such a unit and .iz a good neighbor we reat.ized that perhaps there was
a m.i sundeastand.i,ng o6 our position.
Mate than once tact night the arca on the aa4t side o6 County Road. 9 was re6enred
to as "estate propeAt.ies". Even the dZctionary would probabty not de6.ine most, Z6 any,
o6 our homes as "estates". Personatty speaking, our home is certainty no estate. It .0
a 720 year otd harm house -- west worn but home.
We have stated our concerns about the ecotogy and/or environment o6 thus area both
verbatty and .i..n writing so we know you are aware o6 our position on that matter. We
are concerned about the e64eet4 a sub-d.ivi,6ion would have on those. However, there ds
mare to it than that. Atmost att o6 us have an.imats o6 var:iouz sorts and peopte who
t,i.ve .in an urban setting are not going to titre to Wten to roosters crowing in the
earty morning hours or the 4cre.am o6 peacocks in the sp.%i.ng and summer months. It
woutdn't be too tong be6ore there would be eompta.i:nts and, :in att probab.i,Pity, eon6ront-
at.ions between neighbors. o4 d.i.66mi..ng t,i.4e-stytes. One o6 the big concerns 6or those
o6 us who have horses i,6' that not e.vetyone obey4`'the teach "taw and one Loose dog ehasZng
a horse (which many dogs 6.ind great sport) can' destroy a horse by chasing .it .into 6enees
or other obstactes. This happened not tong ago to one o6 the ne-ighbor's ho44es when
a dog got .into their pasture and ran they. horse through a 6enee. Even though the
horse got veterinary cane 6a.Aty soon .it was unabte to eur.vj-ve the .injutie4. Att these
are a part o6 the reasons why we don't 6eee the proposed ptans 4o4 the east side o4
County Road 9 are a good mix.
We did appreciate the board Wten.i,ng to our concerns at the 6iut meeting on
October 24 and giving us some time and the option to work out a compromZs e with the
devetopeA. We dial do as the board asked and met with the devetoper tact week. We
agreed to a compromize even though .it was a bar Ugher density (2 acre home .6 tee)
than we 6eee i.6 compat.i,bie with the area. We made the agreement .in good 4ai th and
weAe prepared to support the eompromize.
PeAhaps .it shoutd atso be reiterated that we are not opposed to growth but are
asking 4or eompat.(bte growth. This i,6 not a matteA o4 NIMBY 6or we 4eee stkongty that
there otheA areas where thus shooed appty -- not just our area. As we have stated,
we are truety on the 4, i.nge o4 the city as nothing can be bu.i P.t east o6 us and vMy
tZate, ,i.6 anything, to the north o6 us. Atthough H-P .is to our south they have te6t
a veAy targe "bu66er" zone and have stated that even .i6 they do 4urther buitding. it
would be adjacent to the present buitd.i.ngs and thence would Stitt be a "bu66er" zone.
.County Road 9 would be a naturat boundry between urban and %urat,t.iv.i,ng.
.. We.know,,4rom the contacts that other peopte have made with us .that we have
zupporit.,. I,n'_ a ye.at when. anyth,i.hg '-that wou& Peak-,d tax increase was, voted down there
.wens `',6t tt' 4G o 0,6' the peopte witting to be tazoed' :i.n order to,7 obtain open space. (POST
2001). Growth:'Ls a concern riot,onty toCatty but 6h the 'tate tevee as the news.
media haq documented .in cover.i.ng, actions by concerned' citizens throughout the state.
Even Gov. Romer has stated that one o6 the three main .items he wZtt be working on in
the next hour years .is the management o6 growth.