As questions are collected, responses will be posted here.
How many homes are being proposed?
The applicant team is proposing a maximum of 4 dwelling units per acre. The property is 155.9 acres, allowing for a maximum total of 623 units. A single-family home is one unit. A duplex is two units. Having the allowance to build that many units does not mean they have to build that many units, but it does prevent them from building more than that number of units.
For reference, the Boyd Lake North 6th (subdivision north of Lakeview) was built at 3 du/acre. Boyd Lake North and Villages at Boyd Lake (subdivision south of Lakeview) was built at 4 du/acre. The Create Loveland Comprehensive Plan has this entire area designated as Low Density Residential allowing for up to 4 du/acre, therefore the applicant’s proposal is consistent with the Comprehensive Plan.
What types of units are being proposed?
The applicant team is proposing primarily single-family detached lots, with an allowance for a mix of duplexes and townhomes in the area adjacent Boyd Lake Avenue.
What is happening with the existing roads/infrastructure on the lot?
The previous owner completed improvements along Boyd Lake Ave including a detached sidewalk and bike lane. They also built Emerald Shore Circle and a short portion of Lake Shore Drive. The new applicant is proposing to keep this existing infrastructure and develop the 27 lots around Emerald Shore Circle, as originally entitled, as single-family detached lots.
What is being done to protect Boyd Lake and the shoreline wetland areas?
As part of their application, the applicant had to submit an Environmentally Sensitive Areas Report. The report must be prepared by a qualified biologist, and the study area must include all land within the proposed development boundary plus land within 100 feet from the property boundaries that are likely to be affected by the proposed development. The report provides an assessment of potential impacts of proposed development and makes recommendations on protection measures, mitigation and enhancement. The Lakeview ESAR included recommendations on the shoreline, delineated wetlands, planting of native shrubs and trees valuable to native species, protection of migratory birds and limits to nighttime light. Additionally, City Planning and Stormwater standards are in place to establish appropriate separation buffers and limit the impacts of erosion, grading and runoff. The applicant is also subject to the limitations and standards from Boyd Lake State Park and the Greeley-Loveland Irrigation Company in establishing water access points and private docks.
What happens to the previously approved subdivision proposal?
By proposing a new zoning document and vacating the existing subdivision plat, the applicant would be eliminating the existing entitlements on the lot. Their zoning document would establish new entitlements such as housing types, density, design deviations, and potential points of ingress/egress. If approved, applicant team would also go through a new platting process, where we would begin to see the layout of individual lots.
Are there any commercial or apartment areas proposed?
No, based on the applicants proposal, there is no commercial or multifamily apartments proposed.
When will development occur on site?
The Lakeview property is currently entitled for a mixed-use development including residential and commercial components. The current entitlement was approved in 2010 and remains an active approval. This means that proposed development that meets the 2010 approval could move forward at any time. Under new ownership, the applicant team is applying for a major amendment to the approved plans which requires a public hearing process and approval by council. Amending the existing zoning document brings the property entitlement back to square one in the approval process. Given this, and contingent on the approval of the proposed amendment, staff would estimate at two least years before development of the proposed amendment could occur. This is an approximate timeline and subject to change.
There is an exception to the above note and that is that the applicant team has decided to move forward with the 2010 entitlement for 27 single-family detached lots around Emerald Shore Circle. There are no additional approvals needed, other than site work and building permits for this construction to move forward. The lots have been purchased by Richmond American Homes and the site work for this area is scheduled to begin the week of 4/15/24.
The remainder of the lot will remain undeveloped until the applicant team has completed their new entitlement process. While City staff can answer questions on process, you are encouraged to contact the applicant team representative listed at the top of this page with any detailed questions related to plans for development.
There is an active bird nest on site, does it need to be protected?
Per the Environmentally Sensitive Areas Report (ESAR), there is a history of raptors nesting on the project site. Many species of raptors including eagles, red tail hawks and osprey are federally protected under the Migratory Bird Treaty Act and as such mitigation methods may be required before development can occur. The ESAR requires that a clearance survey be completed prior to any site disturbance. Richmond American Homes met this requirement, and the only active nest identified on-site was a great-horned owl nest .26 miles from their closest lot. Construction of the Richmond Homes will not result in a violation of the Migratory Bird Treaty Act and no additional mitigation methods are needed.
A copy of the completed survey can be found here: Lakeview Nesting Raptor Survey
