Gated community proposed for RFL

By Stephen Clearheart Johnson
North Forty News

Red Feather Lakes residents gathered on Aug. 20 for an informational meeting regarding a development proposal that would add 50 homes in a high-end gated equestrian community on 886 acres off Deadman Road just west and south of Red Feather Lakes Village. The property is almost completely surrounded by national forest lands.

Linda Hoffmann, director of Larimer County's Rural Land Use Center, outlined the public review process for developments requesting the special provisions allowed under the rural land use process.

Some 45 residents attending heard, "We don't know yet," in response to many of their questions as they tried to evaluate economic benefits against possible adverse impacts on water supplies.

Some residents questioned whether the proposed wells, ponds and irrigation would diminish the supply to their own wells. The developer, The 960 LLC, was represented by consultant Don Tiller and principal Kevin Frazier, part owner of Fox Acres Country Club. Frazier stated that their two existing irrigation ditches provide the developers water rights of up to 100 acre-feet of water per year. This is "more than enough," stated Frazier.

To provide the domestic water and sewage treatment, the developers must submit a water augmentation plan for state approval, a process outside the scope of Larimer County regulations.

Comments after the presentation centered on the potential effect upon streamflow in South Lone Pine Creek, which is the source of water for West, Dowdy and Parvin Lakes. State Division of Wildlife Officer Jim Jackson stated his concerns that such upstream use might mean that these lakes might not always fill in the spring. Or, in dry years, the lakes might have to release water to meet the demands of downstream ranchers who also possess senior rights. He noted that such releases have been made in recent years.

Jackson also expressed his concern that South Lone Pine may experience a fate similar to that of North Lone Pine after the Crystal Lakes development went in with wells and ponds. The stream now runs dry in many summers, he said.

"It used to be a beautiful year-round stream with lots of brook trout," he said.

He also pointed out that if fishing at the three lakes were adversely impacted, it could have a strong negative impact on the economics of the community.

During the presentation, Hoffmann explained that Colorado law would allow developers to divide the acreage into 35-acre plots for 25 homes with no county review. Under RLUC guidelines, the proposed density will include 50 homes clustered on 14 acres, with 266 acres of common land and 600 acres of residual land, or private open space, on which further development is prohibited for 40 years.

The land is currently zoned O-Open, which allows a density of one home per 10 acres. The new community would have a density of one home per 17.5 acres overall, with additional structures such as horse barns, clubhouse, ponds, swimming pool, water treatment and sewage facilities, as well as fishing ponds, hiking and riding trails and other amenities, including irrigated hay pastures, located on the common grounds. The first eight homes would have private wells and leach fields; the remaining homes would be serviced by a community well, water storage facility and sewage treatment facility.

The land includes wetland areas along the drainage of South Lone Pine Creek. The homes are to be built outside this area. The open space land would be subjected to a fire mitigation and forest health plan now being developed by the Forest Service. Hoffmann said that the county would view such a plan as a positive benefit to the community.

Some residents voiced their welcome for the increased support for local business such development might bring. Lucille Schmitt of Ponderosa Realty called it "a very nicely done plan." Another resident stated, "It will help the community a lot."

Questions included the following: Would the owners be full-time or part-time residents? Would homes be required to have internal sprinkler systems for fire control? Would hydrants be built for fire truck use? Would the future residents demand more services than the local community could provide? Would off-road vehicle trails be built? Would the developers try to use local builders and contractors?

Hoffmann said the rural land use process will ensure these questions will be resolved before the county commissioners make a final decision on the development request