HomeMy WebLinkAboutMIDLAND GREENS PUD MASTER PLAN - COUNTY REFERRAL - 7-88A - AGENDA - OTHER JURISDICTIONS2-1
AGENDA
Monday, August 15, 1988/9:00 A.M./Commissioners' Hearing Roan
A. CALL TO ORDER
B. TABLED ITEM: CARTER LAKE ENTERPRISES SPECIAL REVIEW
(Originally tabled from July 5, 1988) Tabled to September
12, 1988, as requested by the applicant.
C. CONSENT ITEMS: *Will not be discussed unless requested by Comnissioners or
members of the audience.
*1. #Z-14-88 CELLULAR ONE SPECIAL REVIEW — Page 1.
Approval by Special Review to construct and operate a
cellular radio facility in the O-Open Zoning District.
Applicant: Fort Collins -Loveland Cellular Telephone
Company, Mellon Financial Center, 1775 Sherman Street,
Suite 2110, Denver, Colorado 80203
*2. #S-60-87 =BEL MINOR RESIDENTIAL DEVELOPMENT - AMENDED CONDITIONS
— Page 4.
Request to change location of access road in the approved
four lot Minor Residential Development.
Applicant: Calvin and Beverly Strobel, 3808 South County
Road 9, Fort Collins, Colorado 80525
*3. #5-88-88 AMENDED PLAT OF LOTS 8A AND 8B, BLOCK 11, WEST HIAWATHA
HEIGHTS AND A PORTION OF SW 29-10-73 -- Page 16.
Request to combine two lots and an adjacent parcel into one
single family dwelling site.
Applicant: Ted R. Nelson, 7088 Lipan, Denver, Colorado
80221
*4. 5-78-86 AMENDED FOSSIL CREEK MEADOWS, 19T FILING - SIA EXTENSION
AND PARTIAL COLLATERAL RELEASE -- Page 20.
Request for a partial release of collateral and an
extension of the new Subdivision Improvement Agreement.
Applicant: Nordic Construction and Development Company,
309 West Harmony Road, Fort Collins, Colorado 80526
1) . ITEMS:
5. #S-60-84 CENTRO 2ND BUSINESS PARK P.U.D., PHASE I - COLLATERAL
RELEASE -- Page 26.
Request to release the collateral being held for the
Subdivision Improvements Agreement.
Applicant: Ramesh and Kumud Patel, % James A. Martell,
Wyatt and Martell, 222 West Magnolia Street, Fort Collins,
Colorado 80521-2899
6. #5-68-84 BALDPATE II SUBDIVISION - PRELIMINARY PLAT EXTENSION -- Page 29.
Request for a time extension of the preliminary plat
approval.
Applicants: Peter Marsh, Rex Baker, Jr., % Baldpate Ltd.,
Longs Peak Route, Estes Park, Colorado 80517
7. #S-27-88 MIDLAND GREENS P.U.D. MASTER PLAN AND REZONING (COMBINED
WITH ESTATES WEST P.U.D. MASTER PLAN AND PRELIMINARY PHASE
PLAN) — Page 46.
(Tabled from June 27, 1988)
Request to combine the Midland Greens P.U.D. Master Plan
with the approved Estates West P.U.D. Master Plan and
Preliminary Phase Plan and rezone 1.43 acres to B-Business
for combined residential camiercial Planned Unit
Development consisting of 120 units on approximately 117
acres.
Applicant: Robert Underwood, Harry Van Der Noord &
Consolidated Industries, Inc., 13101 Town Center Drive,
Suite 104, Laguna Niguel, California 92677
STAFF: Henry R. Baker, Jerry White, Carol Evans, Jan Dickinson, Russ Legg
LCPZ-34 (1-84
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LEGEND
PROPOSED
PENDING
nd RI r "/1� �� ® APPROVED
Pa s • • c --``.
®OENIED/WITNORAWN
LARIMER COUNTY TITLE: SCALE:
PLANNING AND ZONING Baldpate II Preliminary Plat 1"=2000' N
Extension
PAGE
46.
7. TITLE: Midland Greens Residential P.U.D. Master Plan
RBQUF. T: To combine the Midland Greens P.U.D. Master
Plan with the approved Estates west P.U.D.
Master Plan and Preliminary Phase Plan and
rezone 1.43 acres to R-Business for a
combined residential commercial Planned Unit
Development consisting of 120 units on
approximately 117 acres.
LOCATION: S 1/2 NW 1/4, 24-6-69; located on the east
side of Highway 287 on the south side of
Colland Center
APPLICANT:
STAFF CONTACT:
I. SITE DATA:
Engineer:
Total Development Area:
Number of Lots:
Proposed Density:
Number of Dwelling Units-.
Existing Land Use:
Proposed Land Use:
Land Use Designation:
Services:
Access:
Water:
Sewer:
Fire Protection:
Existing Zoning:
Proposed Zoning:
No. Trips Generated by Use:
II. PROJECT DESCRIPTION:
Robert Underwood, Harry Van Der Noord &
Consolidated Industries, Inc.
Russ Legg
File #S-27-88
#Z- 1-88
Landmark Engineering Ltd.
117.67 acres
120 (Midland Greens & Estates West)
1.02 du/ac (total project)
120 (total project)
Residential (one existing dwelling)
Single family residential/commercial
Rural non -farm area
U.S. Highway 287
Fort Collins/Loveland Water District
Gouth Fort Collins Sanitation District
Poudre Fire Authority; 3 miles from
Station #5
FA-Farming/FA-1 Farming
FA-1 Farming/FA-Farming/B-Business
1200 vehicle trips per day
The property consists of gently rolling terrain vegetated in pasture grass
and weeds. The slope of the property is to the northeast. A North Louden
Irrigation Ditch runs along the south 3/4 of the west boundary of the
site. There is also a drainageway which meanders northeasterly through
the site from near the southwest corner.
LARIMER COUNTY BCC 8/15/88 SUBJECT MIDLAND GREENS RES PUD
PLANNING STAFF REPORT I MASTER PLAN
LCPZ-32 (10 2;)
PAGE
47.
TIT. REZONING RFQUEST :
The development plan proposes a commercial area of about 1.43 acres on the
west side of the property adjacent to Highway 287, which would be used for
expansion of the commercial recreation business immediately north of the
property. The applicant requests B-Business Zoning for this parcel.
Special Review would also be required for this use but is not currently
requested.
The property is located in the Rural Non -Farm planning area between Fort
Collins and Loveland, which has the following planninq objectives:
1. Help maintain the geographic and visual separation of Loveland and
Fort Collins as they expand in the area between them.
2. Provide an opportunity in the joint planning area for large lot
residential development.
The Larimer County Land Use Plan and the Intergovernmental Agreements with
the cities of Loveland and Fort Collins state that commercial development
in this area should be limited to areas of existing commercial zoning as
of the date of the adoption of the plan for the area (May 19RO). The
Planning Department cannot support the business rezoning for this area as
it is clearly inconsistent with the intent and purpose of the Land Use
Plan and with the Intergovernmental Agreement.
In addition, the proposed use does not appear to be ccamaatible with
adjacent single family residential uses shown on the Master Plan. The
commercial recreation use does not relate to the remainder of the P.U.D.
and is, therefore, inconsistent with the intent and purpose of the Planned
Unit Development Resolution.
IV. MNTOR CONCERNS AND ISSUFS:
1. This is the third submittal for this project. Negotiations continue
with the applicant, the County, and the Cities of Fort Collins and
Loveland concerning the design of the project and the open space
which relate to the Rural, Non -Farm designation of this site. The
Estates West P.U.D. has been combined with this application because
the open space and road layouts are closely tied together. It is
possible that separate submittals will be made when preliminary phase
plans are reviewed.
2. The overall density and the design of this project have been
discussed at great length by the planning staffs of the County and
the two cities. The applicant is proposing the dedication of an open
space area along Highway 287, which is intended to serve as a visual
break to provide the separation between the cities. All three
governmental agencies have expressed an interest in this proposal,
but the City of Fort Collins is working on a proposal that will
provide for additional open space which will be purchased in the
third phase of the project. As of this writing, the details of the
new proposal are not available but will be presented to the applicant
LARIMER COUNTY BCC 8/15/88 SUBJECT MIDLAND GRANS RES PM I
PLANNING STAFF REPORT MASTS-2 PLAN
7
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PAGE
48.
prior to this Planning Commission hearing. Since this is only a
Master Plan, there will be more opportunities for further negotiation
before any of the Prelininary Phase Plans are approved. The County
Staff supports the current Master Plan, but we would like to leave
the door open for further negotiations.
3. As noted above, this project is located in the Rural, Non -Farm area
as designated in the Intergovernmental Agreements for the Loveland
and Fort Collins Urban Growth Areas. This designation limits
residential densities to one unit per five acres in a straight
subdivision and one unit per 100,000 square feet (2.3 acres) in a
Planned Unit Development. According to a recent decision of the
State Appeals Court,however, the existing zoning is the determining
factor for development densities. This site is split between FA and
FA-1 Farming Zoning Districts. Using the densities allowed by these
Districts, in a straight subdivision, this property could acccmTiodate
about 124 dwelling units. This configuration would involve lots from
0.5 acre to 2.3 acres in size with no open space required. The
proposed Master Plan includes 120 lots but also provides open space
which will achieve score of the goals of the Rural, Non -Farm
designation. More open space can be provided to further enhance the
separation of the cities, but much more negotiation will be needed
and these considerations should not delay the review of the proposed
Master Plan.
4. Colorado Geological Survey:
As indicated in the report of the geologic consultant, the principal
geology -related conditions that are ant to cause problems for
residential -subdivision development in this area are adverse drainage
and soils conditions.
A. Drainage across the site must be carefully controlled following
a drainage and erosion control plan that is specifically
designed for this subdivision and which considers its effects on
adjacent development(s). All of the soils on the site are
highly subject to erosion and excessive maintenance costs for
improvements will result if such a plan is not implemented.
R. Individual soils and foundation investigations should be
conducted for each structure in the subdivision. It should be
reasonably anticipated that specialized foundation designs will
be necessary for most structures.
Other than for these considerations, this subdivision should not
encounter extraordinary geology -related problems if these
recommendations and those made by the geologic consultant are
followed.
5. Poudre Fire Authority:
A. Water supply must be provided to this project in accordance with
Larimer County Water Supply Standards and the Fire Code. The
minimum water main size in the residential area is 6 inches with
LARIMER COUNTY RCC 8/15/88 SUBJECT MIDLAND GRPENS RES PTm
PLANNING STAFF REPORT I MASTER PLAN
LCFZh32 ! 10 c
PAGE
49.
at least 500 gallons per minute available fire flaw. Fire
hydrants must be spaced so that all residential lots are within
400 feet of a fire hydrant. The minimum water main size in the
oommercial area is 8 inches with at least 1500 gallons per
minute fire flow available. Hydrants in the commercial area
must be within 300 feet of proposed building access points.
These water supply requirements are minimum. kc-tual buildings
may require more fire flow capability or the buildings must be
built to the limitations of the water supply.
8. Future street connections, as shown, must be provided in the
phases indicated to prevent excessive deadend cul-de-sac lengths.
C. Stree design must conform to County Street Standards.
Cul-de-sacs must provide a minimum 80-foot diameter driving
surface.
6. Public Service Company:
In response to the preliminary plat of "Midland Greens Commercial and
Residential P.U.D." recently sent us for review, Public Service
Company of Colorado will require the final plat of this development
to dedicate 8-foot minimum width utility easements adjoining street
right-of-way lines on both sides of all internal streets and
cul-de-sacs plus a 15-foot minimum width utility easement adjoining
the proposed east right-of-way line of U.S. Highway 287, all for
possible use for installation and maintenance of natural gas
facilities. Use of front lot utility easements by other utilities,
such as Poudre Valley REk, will increase the above easement widths
according to their requirements.
7. The South Fort Collins Sanitation District and the Fort Collins -
Loveland Water District have indicated that service is available to
this project.
8. Radon gas continues to be of concern in this area. T'de have still not
developed an acceptable, econcmically feasible method of testing for
the presence of radon gas prior to construction. We should require
air sampling in new residential structures prior to the issuance of a
Certificate of Occupancy. The sampling techniques available are
relatively inexpensive ($30 to $60 per structure), quickly
accomplished (2 to 3 weeks), and can be done anytime after the
structure is enclosed. The property owner can decide, on the basis
of the test results, if the risk warrants any remedial action.
9. The North Louden Ditch Cc mpany requests a 20-foot easement on each
side of their ditch to allow access for maintenance equipment. The
Master Plan shows a proposed 60-foot total easement for the ditch.
Prior to any final plat approval, we will need written verification
frcm the ditch cempany that this easement will meet their needs.
ILARIMER COUNTY BCC 8/15/88 I SUBJECT MIDLAND GREENS RES PUD
PLANNING STAFF REPORT MASTER PLAN
1 / 07 On 1r) ❑.Z1
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PAGE
50.
10. State Highway Department:
See comments in letters dated December 9, 1987; April 29, 1988; and
,June 15, 1988 on pages 52 thru 55
11. The County Health Department reviewed this application and stated no
objection.
12. Estates West P.U.D. has preliminary phase plan approval which should
be abandoned by the applicant upon approval of this Master Plan. We
should not have two active, concurrent development proposals on the
same parcel.
13. The Larimer County Parks Board recommends that the full Park Fee
($315) be collected for each lot when building permits are issued for
each dwelling.
14. The City of Fort Collins and the City of Loveland reviewed Midland
Greens P.U.D. The comments from both cities are on pages 56
thru 62 .
V. STAFF FINDINGS:
1. The rezoning from FA -Farming to B-Business is inconsistent with the
intent and purpose of the Larimer County Comprehensive Plan and the
Intergovernmental Agreements with Loveland and Fort Collins.
2. The location of a commercial recreation business adjacent to proposed
single family residential lots is inconsistent with the intent and
purpose of the Planned Unit Development Resolution.
3. The proposed Midland Greens Master Plan is consistent with the
residential densities permitted by the existing zoning of the site.
4. Additional open space, acquired through continued negotiation with
the applicant, would further the commmity goal of providing a visual
and physical separation between the cities of Fort Collins and
Loveland.
5. The proposed Master Plan is consistent with the minimum requirements
of the Planned Unit Development and the Subdivision Resolutions.
6. Approval of the proposed Midland Greens P.U.D. Master Plan, with the
following conditions, will not result in any significant negative
impacts on surrounding properties, utility services, transportation
facilities, or the natural environment.
VI- PLANNING COMMISSION RECOMMEENDATION: July 27, 1988
Denial of the rezoning request from FA -Farming to B-Business.
LARIMER COUNTY BCC 8/15/88 SUBJECT MIDLAND GREWS RES PUD
PLANNING STAFF REPORT I MASTER PLAN
IC PZ - 32 (10 8=.)
Jh
PAGE
51.
Approval of the proposed Midland Greens P.U.D. Master Plan with the
following conditions:
1. The business area shall be relabelled and used as open space.
2. All preliminary phase plans rased on this Master Plan shall be
completed in conformance with the conditions of approval, the Larimer
County Subdivision Resolution, and the Larimer County Planned Unit
Development Resolution.
3. The following notes shall appear on the preliminary phase plans and
final plats:
A. "Engineered footing and foundation plans shall be required for
any construction on this site."
B. "Radon gas detection tests shall be performed in all residential
structures prior to the issuance of a Certificate of Occupancy."
4. All preliminary phase plans shall address the concerns of the Poudre
Fire Authority, the County Engineer, and the State Highway Department.
5. All preliminary phase plans shall include utility easements required
by any utility providing service to this site.
6. Ploodplain limits for all drainage areas on this site shall appear on
any final plat. Preliminary phase plans shall include sufficient
data to determine the limits of the floodplain areas.
7. The ditch easement required by the North Louden Ditch C,omtpany shall
appear on the appropriate final plat(s).
8. The developer shall deed the interior open space to the Homeowners
Association prior to the release of the Subdivision Improvements
Agreement in each phase.
9. Approval of this Master Plan shall be for a period not to exceed
three years.
10. Uses in the Community Use Area shall be subject to the review and
approval of the Board of County Ccnmissioners prior to the issuance
of a building permit. This review shall be conducted in a manner
similar to the Special Review procedure outlined in the Comprehensive
Zoning Resolution.
11. `3IIeLT-1-9t r --ha-1-1-fie-r-equ-i--ed--to-44istal-3--a- Ayard--13 t 3-rr--1-iei�-of
� t Trig-94-rr-eet-14ghts--irrl--t411-- ,- fn� —area.
12. The improvements on the north end of the proposed open space area
shall be removed at the developer's expense and the area reclaimed to
at least the condition of the rest of the open space.
13. The preliminary phase plans shall be submitted in substantial
conformance with the phases indicated in the proposed Master Plan.
LARIMER COUNTY BCC 8/15/88 SUBJECT MIDLAND GREENS RFS PUD
PLANNING STAFF REPORT MASTER PLAN
LVrL' JG �� IV'V'JI
14. THE DEVELOPER AGREES TO DEVELOP BUILDING ENVELOPES THAT WILL
MINIMALLY OBSTRUCT VIEWS OF THE SURROUNDING PROPERTY OWNERS.
15. THE DEVELOPER WILL AGREE TO ENTER INTO GOOD FAITH NEGOTIATIONS
WITH THE GOVERNMENTAL BODIES OF THE AREA TO ENHANCE OPEN SPACE
POTENTIAL.
Su a_Ky. In recommending conditional approval, the Planning Commission
adopted the findings and recommendation of Staff with the
deletion of condition #11 and addition of conditions 14 and 15.
Roll Call Vote: Yes: Commissioners Bolton, Johnson, Norman, Moore, VanHorn
and Chairman Keiss
No: Commissioner Pedersen
( --- ) indicates deletion; (ALL CAPS) indicates addition
LARIMER COUNTY BCC 8/15/88 SUBJECT MIDLAND GREENS RED PUD
PLANNING STAFF REPORT MASTER PLAN
LCPZ - 32 (10/86)
' • • Page 52.
5TATF. OF COLORADO
DIVISION OF HIGHWAYS
P.O. Box 850
Greeley, Colorado 80632-0850 ( ` �^ ' •?:
(303) 353-1232 \1,
June 15, 1988
Mr. T. K. Day
Larimer County Planning Division
P.O. Box 1190
Ft. Collins, CO 80522
Dear Mr. Day:
Larimer Co., S.H. 287
Midland Greens P.U.D.
3.5 Mi. S. of S.H. 68
on E. Side S.H. 287
DOH File 45100
We have reviewed the May, 1988 Midland Greens P.U.D. Master Plan,
and we appreciate the consideration given to the location of the access
to S.H. 287. As directed by our previous comments, the access to this
combined P.U.D. is now located on the one-half mile interval between
the two nearest county road intersections.
An Access Permit is required in order to construct this access. We
recommend that sufficient area for the corner radius design be given
consideration in the platting of the Midland Drive intersection with
S.H. 287• Corner radius flairs may be necessary.
We again note that Turman Court does not allow for access to property
south of this development. In order for the one-half mile location of
the Midland Drive intersection to be able to serve more than just this
combined P.U.D., we strongly recommend that Turman Ct. extend to the
south property line.
Thank you for the opportunity to review this master plan. Please
contact Wally Jacobson at 350-2168 if you have any questions.
Very truly yours,
DOUGLAS RAMES 17
DISTRICT INEER
John K. Crier
Distr- t Planning/Environmental Manager
JKC:mbc(WJ)
cc: D. Yost
Area Foreman
Applicant
File: Crier -Jacobson
• • Page 53.
STATE OF COLOKADO -
DIVISION OF HIGHWAYS �'T -;�
P.O. Box 850
Greeley, Colorado 80632-0850 '' ^ ' `J
(303) 353-1232 aP
� OF co',"
April 29, 1988
Mr. T. K. Day
Larimer County
Planning Division
P.O. Box 1190
Ft. Collins, CO 80522
Dear Mr. Day:
Larimer Co., S.H. 287
Midland Greens Comm.
and Res. P.U.D.
3.5 Mi. S. of SH 68
on E. Side SH 287
We have reviewed the Midland Greens Commercial and Residential P.U.D.
Master Plan. This proposal is a combination of the Midway Commercial and
Residential P.U.D. reviewed by this office on December 9, 1987 (letter
enclosed), and the Estates West P.U.D., which received Master Plan approval
in 1985• The following comments address the combined Master Plans and
the 1/15/88 "Midland Greens P.U.D. Access Analysis" by Matt Delich.
1. The Master Plans show an existing 5012-foot right of way and a proposed
additional 201Z foot right of way for State Highway 287 east of the
highway centerline. This 71-foot width exceeds the recommended
70-foot width in our 12/9/87 letter. We again ask that a 70-foot
width east of the highway centerline be protected by reservation or,
preferably, dedication, as permitted by County regulations.
2. The proposed access to S.H. 287 has not changed from that which was
shown on the previous submittal. We again find that this location
is not consistent with the State Highway Access Code.
The Access Analysis in support of this location was referred to our
Denver office for review. It is the conclusion of this review that
the analysis does not show that the proposed location could meet
the criteria in the Access Code for signal progression. The proposed
location would reduce the capacity and efficiency of future signal
progression on S.H. 287. This is particularly unacceptable in view
of the potential impact of development on the west side of S.H. 287,
which is not considered in the analysis.
We support the joint planning effort between Midland Greens P.U.D. and
Estates West P.U.D. to achieve an integrated street system, and we
recognize the desire to avoid a ditch crossing by locating the Turman
•
U
T. K. Day
April 29, 1988
Page Two
Page 54.
Drive access as shown. However, the one-half mile access location must
be utilized in this case to maintain optimal highway signal progression
and capacity. In addition to the traffic needs of these P.U.D.'s, we
strongly encourage that consideration be given to the access needs of
potential development to the south. This could be done by an extension
of Turman Ct. to the south property line.
Thank you for the opportunity to review this combined P.U.D. Please
contact Wally Jacobson at 350-2168 if you have any questions.
Very truly yours,
DOUGLAS RAMES
DISTRI ENGIN
o . Crier
Di$trict Planning/Environmental Manager
JKC:mbc(WJ)
cc: D. Yost
Area Foreman
Applicant
File: Crier -Jacobson via Rames
0
Page 55.
STATE OF COLOf�ADO �%'``
DIVISION OF HIGHWAYS
P.O. Box 850
Greeley, Colorado 80632-0850 N
(303) 353-1232
December 9, 1987
Mr. T. K. Day
Larimer County Planning Division
P.O. Box 1190
Ft. Collins, CO 80522
Dear Mr. Day:
Larimer Co., S.H. 287
Midway Comm.& Res. P.U.D.
3.5 Mi. S. of S.H. 68 on
E. Side S.H. 287
DOH File 45100
A. C.
We have reviewed the Midway Commercial and Residential P.U.D., and we
have the following comments:
1. Projected traffic on State Highway 287 indicates the need for a 140-foot
total right of way, 70 feet each side of the highway centerline. Since
the existing width along this property is 50 feet east of the centerline,
additional width to meet the projected need should be protected by
reservation or, preferably, dedication, as permitted by County regulations.
2. The proposed access to this development from S.H. 287 is not consistent
with the spacing criteria in the State Highway Access Code. The Category
Three designation states that major accesses are to be located on one-half
mile intervals and serve as many properties as possible.
The south end of this property is on the one-half mile interval between
County Roads 30 and 32. There is a right of way identified at this location
as Turman Drive which should be developed to serve both this P.U.D. and
the adjacent subdivision.
Construction of a major access at this location requires an Access Permit.
Application for this permit is made to this office. The access application
should include a traffic analysis and determination of the need for a
traffic signal. If a signal will be warranted, funds for its installation
should be provided by the appropriate developer(s).
Thank you for the opportunity to review this proposed P.U.D. Please
contact Wally Jacobson at 350-2168 in this office if you have any questions.
JKC:mbc(WJ)
cc: Landmark Engr. Ltd.
D. Yost
Area Foreman ✓ j-
File: Crier -Jacobson
1
Very truly yours,
ALBERT CHOTVACS
DISTR =GI
Cc�L'
ohn K. Crier
Di rict Planning/Environmental Manager
via Chotvac
Developn* Services 6/ ✓_
Planning Department
I \Paee 56.
City of Fort Collins
AIEN1ORANDU`I
TO: City of Loveland - Planning Commission
Larimer County Planning Commission ;
r-
i I_
FROM: Linda Ripley, Senior Planner c '6
DATE: July 26, 1988
RE: Midland Greens Master Plan
The Fort Collins Planning and Zoning Board heard Midlands Greens master
plan at its July 25, 1988, meeting. The Board voted unanimously to
approve the master with the following conditions:
1. The developer agrees to deed the open space along Highway 287 to
Larimer County as permanent open space. The open space is 250
feet wide along the entire property frontage.
2. The developer provides a landscape plan for the 250 foot strip
along Highway 287. The plan should be a naturalistic design con-
cept that builds upon the riparian landscape already established
along the canal. The developer agrees to construct the approved
plan and maintain the plant material for a two year establishment
period, after which time maintenance would be the responsibility of
the local governments.
3. The developer provides a set of design guidelines which address
fencing and landscaping of private development adjacent to the per-
manent open space.
4. The developer dedicates an additional plus or minus 4 acres of land
delineated on Exhibit B in exchange for a waiver of park land fees.
(The 4 acres is based on 100 residential units, $315.00 per unit
park land fee and an estimated land value of $8000.00 per acre)
5. The developer grants the local governments a three ycar option to
purchase approximately 31 acres of land delineated on Exhibit C.
The local governments have the exclusive right to purchase this
land either in whole or in part for three years from the date of
master plan approval. Fair market value would be determined at the
time of purchase. If the local governments do not purchase the
acreage within three years, the developer retains the right to
develop the property as proposed on the master plan.
Attachments.
300 LaPorte Avenue - P.O. Box 580 - Fort Collins, CO 80522-0580 - (303) 221-6750
EXHIBIT A
F
•.t
MIDLAND GREENS
4
PROPOSED
OPEN SPACE
36.3 ACRES
400
-1-
800
-t
•
rcd by the fort Collins City Kinning Department
6- 8-88
i r----
F1
EXHIBIT B '
MIDLAND GREENS
LAND EXCHANGE
�� FOR PARK LAND
FEE WAIVER
4 ACRES •
Cost based on fair market
value established at time
of purchase.
4
0 400 800
11
I)wpared by the fort Collins City Pl.-mm ! Delmrtment
EXHIBIT C
MIDLAND GREENS
k ems. �:y �.::, .. •'`�':.�}.':.'.• �;/:, •.�..
Ant
CITY/COUNTY
3 YEAR OPTION
TO PURCHASE
31 ACRES 0
Cost based on fair market
value established at time
of purchase.
•
'rep(awd by the fort Collins City chiming Department
(,-8-88
• • • PoP r,n.
rw CITY OF LOVELAND
DEPARTMENT OF PLANNING, ENGINEERING AND BUILDING
Civic Center • 500 East Third • Loveland. Colorado 80537
(303) 667-6130
July 27, 1988
Larimer County Planning Commission
P.O. Box 1190
Fort Collins, CO 80522
RE: Midland Greens PUD
Dear Members of the Planning Commission:
The Loveland Planning Commission considered the Midland Greens PUD on Tues-
day, July 26, 1988. At the meeting, attorney Dave Ringenberg, who resides within and
represents the Bruns subdivision, raised several issues that the Loveland Planning
Commission feels have not been fully addressed. The Loveland Planning Commis-
sion was informed that the residents of the Bruns subdivision have not been actively
involved in the review of the Midland Greens PUD until now. The concerns as ex-
pressed by Mr. Ringenberg are as follows:
Open space
a. The Midland Greens property owners have been willing to pursue the pro-
posal for the acquisition of additional open space as recommended by the
City of Fort Collins. One component of the Fort Collins proposal is the ex-
change of 4 acres of land for the waiver of parkland fees. Instead of
establishing the 4 acres at the southwest corner of the project, it was recom-
mended that the 4 acres be set aside further north near the entrance to the
PUD. There are two reasons for this. First, the land the County would es-
sentially be purchasing may not be desirable due to swampy conditions
created by a nearby irrigation pond. Second, locating the 4 acre open
space further north would help to visually link the open space along U.S.
287 with the open space along the drainageway.
b. If a public entity is able to purchase the 31 additional acres of open space as
depicted in the Fort Collins proposal, there is a concern about how the pub-
lic and adjacent private open space would interface. It may be reasonable
to assume that the private open space would be deeded to to the county.
However, it was pointed out that tract "F", which is an open space area west
of Allot Avenue that ties into the Colland Center Subdivision, would need to
remain private because of its relationship to the Colland Center Subdivision
and the fact that it is needed for drainage purposes.
C. It was represented to those who purchased lots within the Bruns Subdivision
that the adjacent property (at that time Estates West) would develop at a
density similar to that of the Bruns Subdivision, and that certain portions of
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Pace 61.
Estates West would remain as open space. What was represented at the
time of purchase has been changed as a result of the Midland Greens PUD
master plan. Mr. Ringenberg stated that no lots should be developed imme-
diately north of Turman Drive for two reasons. First the land is swampy and
is not ideally suited for development. Second, it was represented to the
homeowners that the area would remain in open space as per the Estates
West plat.
d. The Bruns Homeowner's Association is concerned about the interface of the
potential public open space within Midland Greens, and their own open
space; some of which has been set aside exclusively for wildlife habitat.
2. Traffic Circulation
a. If a public entity is successful in purchasing the 31 acres of additional open
space, there would no longer be any residential development within the Es-
tates West portion of the project. Hence, there would not be a need for a
road within the PUD to link the north and south portions of the project. Two
issues need to be addressed. First , whether there is a need for a road to
link Colland Center with the subdivisions south of Midland Greens. Second,
how to provide access to the proposed lots in the southeast corner of the
project, just north of The Bruns Subdivision.
3. Business Rezoning
a. There are concerns regarding the compatibility of the Alpine Autobahn with
existing and proposed adjacent residential development. Mr. Ringenberg
stated that the degree of incompatibility should not be increased by allowing
the Alpine Autobahn to expand to the south into the Midland Greens PUD by
virtue of the rezoning request.
4. Density
a. The Bruns Homeowner's Association is particularly concerned with the in-
crease in density within the south portion of the project as compared to the
approved Estates West preliminary plat. Mr. Ringenberg requested that
there be a density transition within the Midland Greens PUD. Smaller lots
that are similar in size to the Colland Center subdivision should be located
in the north end of the project, with larger lots located in the south and east
portions of the PUD that are similar in size to the Highland Park and Bruns
subdivisions.
5. Views
a. Mr. Ringenberg was concerned that the higher density of the Midland
Greens PUD would exclude mountain views that the homeowners within the
Bruns Subdivision now enjoy. Development at a lower density would possi-
bly help to retain view corridors. Dave Shupe with Landmark Engineering,
the applicant's representative, is willing to work with the Bruns Homeowner's
Association to identify building envelopes on each lot so that important
views will be retained.
4.
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Page 62.
Based upon these concerns, some of which were brought to light for the first time on
July 26, the Loveland Planning Commission would urge the Larimer County Planning
Commission to delay making a decision on the Midland Greens PUD until the County
has investigated the concerns and, where necessary, interested parties have had an
opportunity to work together to address the concerns.
Also, the Loveland Planning Commission endorses, in part, the Fort Collins proposal
with the following changes in wording:
1. The developer agrees to deed the open space along Highway 287 to Larimer
County as permanent open space. The open space is 250 feet wide along the
entire property frontage.
2. The developer provides a landscape plan for the 250 foot strip along Highway
287. The plan should be a naturalistic design concept that builds upon the ripar-
ian landscape already established along the canal. The developer agrees to
construct the approved plan and maintain the plant material for a two year estab-
lishment period, after which time maintenance would be the responsibility of
Larimer County.
3. The developer provides a set of design guidelines which address fencing and
landscaping of private development adjacent to all open space, both private and
public.
4. The developer deeds to the public an additional plus or minus 4 acres of land
delineated on Exhibit B in exchange for a waiver of park land fees.
Due to other funding priorities for the acquisition of parks and open space within the
Loveland Urban Growth Area, the Planning Commission is not able to endorse part 5
of the Fort Collins proposal.
Based upon the fact that some of the issues have not been fully addressed, the Love-
land Planning Commission determined that it could not make a well informed decision
on the Midland Greens PUD. The Loveland Planning Commission respectfully re-
quests that the Larimer County Planning Commission table this item for the reasons
stated above.
Sincerely,
&Vc��
Dave Lingle
Chairman, Loveland Planning Commission
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MMERCIAL & RESIDENTIAL P U.D.s
MIDLAND GREENS CO
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LEGEND
L! ' �\ 'M ,. IL '/ ®. PROPOSED
2 . � ) II `s �S/PENDING
APPROVED
DENIED! WITH0 RAWN
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LARIMER COUNTY TITLE: SCALE:
PLANNING AND ZONING Midland Greens 1"=2000'