If Louisville citizens reject the Redtail plan, what happens next?
If voters decide 'No,' any subsequent plan such as the 2010 ConocoPhillips GDP will require revision and another public review. The investor cannot proceed without a public review. This public review includes public infrastructure, road networks (including the Campus Dr extension), and a formal process for public land dedication.
Without public review followed by approval by the Planning Commission and City Council, the applicant cannot develop anything.
If residents vote no, the investor has only these choices: 1). Proceed with public approval and review using the default plan during which internal road networks and open space will be determined. 2). Submit an entirely new proposal (amendment) which incorporates a right-size development and reflects voter concerns that will also undergo a public review. 3). Leave the property / sell it. Vote no.
If Louisville residents vote 'No,' what happens to Avista Hospital?
While Avista Hospital is assessing opportunities for future growth in Louisville, the outcome of the election will have no impact on the hospital's internal decision making. Avista has no plans to move outside of Louisville.
Regardless of the election outcome, Avista would like to work with the City to explore the possibility of relocating to this site to improve its access to 36. (Source: D.S., Senior VP and Chief Strategy Office at Avista, 3/1/2022).
Is a Yes Vote Necessary to extend Campus Drive and improve the Monarch traffic situation?
Monarch schools desperately need better access!
The city's default plan for development, the 2010 ConocoPhillips GDP, has always included the Campus Drive extension. You can find the original agreement between the City of Louisville and ConocoPhillips under our "Resources" tab on this website, titled the Planned Community Zone District (PCZD) document, Section 1.7:
The Owner agrees that the full width of Campus Drive from 88th Street to 96th Street, including, without limiation, all roadway improvements and associated landscaping, medians, bikeways, signage and other improvements, shall be completed and receive construction acceptance as part of the first phase of improvements...."
By contrast, a Yes vote approves a massive development plan with 20,000+ vehicles per day. Because of the massive size and 20y construction efforts, traffic volume will increase 7X on the extension as the site is built out, from initially only 1,700 vehicles per day to 12,200 vehicles per day, according to the Developer's consultant. This negates any of the initial benefits to extending Campus Drive (Source: Fox Tuttle Traffic Study, 2021). The traffic congestion in the area will also be a disaster for emergency evacuation because of the 20,000+ additional vehicles in the area. You can also find this document under our Resources page.
Voting No allows the public to approve a Campus Drive extension for the Monarch Schools with a much smaller development and less traffic.
The extension would be a two-land road instead of a four-lane road. Note that an extension can be built in conjunction with other solutions to relieving Monarch's traffic congestion such as improved drop-off configurations that would also relieve congestion during peak AM hours.
Will 96th St traffic to 36 be affected?
Absolutely. This will clog up traffic on 96th even more. According to the 2021 Redtail Traffic study, there will be two additional busy stop lights added to 96th between Dillon and 36, both with dual and triple turn lanes, each with 1-2 minute wait times during AM peak traffic! This will TRIPLE the time it takes to travel south on 96th from Pine St. to 36 during AM commuting hours because of the long wait times at intersections. In addition, there will be up to 77% more traffic on south 96th.
What about open space benefits to the city?
The quality of Redatil's open space has been greatly exaggerated. Redtail's open space runs along the north border and is wedged between a four-lane road and up to five-story buildings and parking lots.
When Centennial Valley was developed, the city acquired Davidson Mesa in exchange (297 acres). By contrast, the city gains much less open space with this plan and significantly more traffic and expense.
This is not a great deal for Louisville. Open space of minimal quality next to a 4-lane road and 5-story buildings, and in exchange we get traffic problems, parking lots paved over wildlife habitat never developed before, and prolonged recovery from the fire. Vote no.
What about economic benefits to the city?
The City estimated RTR's fiscal impact to Louisville. At 80% buildout, Louisville will receive only $1.2M revenue from RTR. Most of the money goes towards expenditures and the rest of the revenue to the county. The RTR plan would generate very little revenue for the city.
Taxpayers will be on the hook for expanding the adjoining streets in the hope that our revenue would increase by 2.2% at 80% buildout.
In exchange, Louisville would gain significant traffic problems, environmental damage, prolonged recovery from the Marshall fire and forever change its character. Vote No.
How will wildlife be affected at the site?
Wildlife will be directly affected by the large footprint of the development. Portions of the site, particularly north of Disk Drive, have never been developed before and contain sensitive wildlife habitats. There are three large prairie dog towns that support hundreds of species. This area is listed by Colorado Parks and Wildlife as potential burrowing owl habitat, a state listed species. RTR is likely home to bobcats that frequented the Coal Creek Ranch neighborhood destroyed by the fire. Habitat will be lost for bald eagles, golden eagles, hawks, kestrels, and other birds of prey that frequent the site. Fox, coyotes and white tail deer will lose the corridor between Rock Creek and Coal Creek. High quality fire resistant native species like yucca, side bells penstemon, prairie sage, fringed sage, rabbit brush and cacti that thrive on the site will be destroyed. Vote No.
How will Redtail Ridge affect Louisville’s recovery from the Marshall fire?
Redtail Ridge will prolong recovery by competing with displaced residents for the city’s resources. RTR will divert city resources away from affected neighborhoods, specifically critical infrastructure projects, building permitting and senior staff time.
Public infrastructure projects for RTR include expanding all roads along the perimeter: Dillon, 96th, 88th and 36 interchange. This includes creating dual and triple turn lanes at five intersections along the perimeter. For displaced residents in certain areas such as Coal Creek Ranch South, RTR will change their neighborhoods forever.
How does Redtail Ridge compare to other developments?
Louisville is fortunate to be home to two of the largest tech centers along the 36 corridor, with many strong businesses. Combined, CTC and Centennial Valley contain 6.6M sq ft commercial / industrial space. Both parks have vacant buildings and empty pads still available for development. If RTR is developed, the City would have 9.9M sq ft office space, and be 85% as big as the Denver Tech Center! This is far too big for our City and would change our character forever.
What about affordable housing in Louisville?
Redtail Ridge if not zoned residential in this plan or the default plan and the results of the election will not affect this. A ‘yes’ vote for a larger development will put more pressure on limited housing options in the front range.