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HomeMy WebLinkAboutRIVERBEND STABLES PUD - PRELIMINARY - 39-89 - MINUTES/NOTES - CORRESPONDENCE-NEIGHBORHOOD MEETINGNEIGHBORHOOD MEETING SUMMARY PROJECT: Riverbend Stables Preliminary P.U.D. LOCATION: East Mulberry Street, south of the frontage road, north of Riverbend Ponds, west of Countryside Subdivision APPLICANT: Mr. John Ferric PLANNER: Ted Shepard DATE: January 3, 1990 QUESTIONS, COMMENTS, CONCERNS The record should reflect that the discussion of the P.U.D. was preceded by presentation by Greg Lanning, Project Engineer, City of Fort Collins, on the proposed extension of Timberline Road over the Poudre River. Questions and concerns over this road extension, while very important, are omitted from these minutes as the project is independent of the P.U.D. request. The information on Timberline Road was presented as background and to provide a frame of reference for the long range plans for the area. 1. There is a concern about odor, especially since the prevailing winds are from west to east. Also, during the Spring, the odor will get worse. What will be done to control odor and what agency will handle the complaints? RESPONSE: Solid wastes will be hauled off on a daily basis by a private contractor. There will be an on -site manager during operating hours supervising the daily operations. If there is a health issue with manure not be removed, then the County Health Department is the appropriate agency. If the requirements of the P.U.D. are being complied with, then the City Zoning Department is the appropriate agency. 2. Will the horse owners be able to ride around the Riverbend Ponds? The ponds are a nice area to walk and fishermen use the area as well. RESPONSE: No, the ponds will be off limits to riding. The Parks and Rec. Department will not allow horse travel around the ponds. 3. What will be done about liquid wastes, stormwater runoff, and potential contamination to the Poudre River and the quality of the groundwater? RESPONSE: The site drains to the southwest. In this location, a retention pond will be provided. This pond will be densely planted with wetland vegetation (primarily cattails) to filter the stormwater runoff. The pond will be sized to store what's referred to as the "25-year storm". This is a relatively large storm that has a probability of 25% of occurring in any given year. The pond is designed so that the plants will act on the nutrients of the runoff and, thereby, filter the water before it seeps into the ground. 4. The site plan indicates a total of 50 stables. Would all 50 be built at once or would construction be phased over time. RESPONSE: The project would be phased over time. It is likely that 20 stables will be built initially. If the market responds favorably, more stables will be added. A total build out of 50 stables is indicated in order to provide for future expansion and to form an assumption for the engineering studies. 5. Will there be sanitation facilities provided on the site? RESPONSE: Yes. 6. Will there be formal events such as barrel racing or rodeos with loudspeakers, concession stands, overflow parking, etc.? RESPONSE: No, the site does not lend itself to that kind of activity. 7. There is a high water table in the area. Will the retention pond be a breeding ground for mosquitoes? RESPONSE: This is difficult to predict not knowing what the water level in the pond will be on a regular basis. It is likely that there would be a greater chance for mosquitoes during wet years with frequent storms than during the dry years. If mosquitoes become a problem, then the manager could spray the pond. 8. There is a homeowner in Countryside that had 4 horses in her backyard area that adjoined a vacant lot on the west. These horses caused a terrific odor problem and were a nuisance to have in the neighborhood. The County did a poor job of enforcing this apparent zoning violation. RESPONSE: It is likely that the odor problem was due to the proximity of having the horses so close to the homes. The proposed P.U.D. is several hundred feet away from the homes which should make a difference. 9. What will be done between preliminary approval and final approval? RESPONSE: During this period, engineering studies will have to be performed. Studies include a floodplain calculation known as HEC II, soils test, drainage report, and a water pressure test on the water line and fire hydrant. 10. Who will monitor the operation? Who will keep the riders out of pond areas, and who is the appropriate agency to handle complaints? RESPONSE: There will be an on -site manager. It will be his responsibility to enforce the rules. If there is a complaint, the City Zoning Department can handle non-compliance with the P.U.D. If there is criminal mischief, the Fort Collins P.D. would be the appropriate agency. 11. What would be the hours of operation? RESPONSE: The exact hours have not yet been determined. It is likely that the stables would be open into the early evening to allow those who have day time commitments to feed and care for their horse. The facility would not be open all night but have a closing time. 12. Is there sufficient parking? RESPONSE: Yes, the site is large enough to accommodate sufficient parking. 13. There are wetland areas to the south and east. These areas are a natural resource for wildlife habitat, especially nesting birds. In fact, there will be an osprey release in this area by the State Division of Wildlife. It is crucial that there be no riding of horses in this area. In addition, water quality must be maintained. Pollution and tainted runoff from the stables must not impact this sensitive area. RESPONSE: The developer is sensitive to this area. The design of the retention pond will be reviewed by the City to ensure that it will filter the runoff. The hauling off of the manure should alleviate pollution problems. 14. Will there be loose horses roaming around? RESPONSE: No, fences will keep the horses in the stable area and Parks and Rec has fences to keep horses out of the pond area. 15. It seems like there are a lot of engineering costs compared to the value of the improvements being constructed. Will this project be financially feasible? RESPONSE: It is true that the ratio of engineering costs to the value of the improvements is very high. At the same time, money has to be invested in order to derive some payback. It will take some time to reach the break even point but unless an investment is made, the payback will never arrive. In our analysis, the land is a "sunk cost". 16. Countryside Subdivision is bounded by three enforcement agencies (State, County, City). When calls are made to the City, the dispatcher often does not even know that the adjacent land is in City. Similarly, County Sheriff's are extremely slow to respond to calls. This is very frustrating for homeowners. RESPONSE: It is the developer's hope that the stables do not prompt a need to call any of the enforcement agencies. This is the purpose of the on -site manager. While the developer is sympathetic to the unique location of the subdivision, there is very little that is within his power to speed up response times. 17. Will the pens be based on ground or concrete? RESPONSE: Ground. 18. Will there be any storage of horse trailers on the site? RESPONSE: No. 19. What will be stored outside? RESPONSE: Hay will be stored outside. Grain and tack will be stored inside. 20. Will alcohol be allowed on the premises? RESPONSE: No, the manager will be responsible in enforcing no alcohol consumption on the premises. 21. It seems that Parks and Rec will have to provide better fencing and gates to the pond areas to prevent horses from gaining access. RESPONSE: The Parks and Rec Dept. has reviewed the site plan. They are aware of the need to discourage access to the pond area. At this time, it is not known whether improved gates will be installed. 22. Will the access road ("Crater Alley") be paved? RESPONSE: With Timberline extension being proposed, it is doubtful that the County will invest in improving this road. If paving is unlikely, perhaps the County Road Department could be persuaded to put down additional gravel to fill the potholes. 23. What will be the exterior of the buildings? RESPONSE: This has not been decided yet. The roofs will probably be asphalt shingle but it is uncertain whether the stables will be steel or wood. 24. The treatment of the east property line of the stables will be important to the neighborhood in terms of wind and dust control. RESPONSE: The design of this property line has not yet been finalized. It is likely that a six foot solid wood fence will not be installed as this just kicks up the wind, carrying the dust higher and farther. Besides fencing for the horse enclosure, the treatment will likely include a combination of trees and shrubs designed to trap the dust and debris and yet still allow the wind to be baffled and yet not totally deflected. PROJECT. - e l TYPE OF MEETING: %yim161f. �VivFO DATE: /— 3 — ') d WRITTEN NOTIFICATION ;NAME -ADDRESS YES/NO OWNER Ih w u TE'S In IN v-res e-4-j2-"