Loading...
HomeMy WebLinkAboutWATERGLEN PUD PDP - 71 93A - CORRESPONDENCE - CITY HALLSTAFF CONDITIONS/REMARKS PUBLIC / CITY FINANCIAL PARTICIPATION. OPTIONS RECOMMENDATION Storm Drainage. Request that City purchase and maintain No Developer is responsible for historic off -site flows that approximately 6 acres of drainage pond located in the southeast pass through the site and for on -site flows from the site. corner of the site. The approx. 6 acres of detention pond in the SE comer of the site is needed to contain these flows and is not a re ional facility. Off -Site Improvements. Request that I-25 be recognized as No Under current criteria, thus development is not eligible nearest arterial or that the interpretation of City standards for street oversizing reimbursement for improvements requiring construction of 36' width of pavement to the nearest witlun or adjacent to the project. Also, the code arterial be waived. referencing off -site improvements requires that development improve roads impacted by development. East Vine is the impacted roadway and would need improve to N. L.ema . Residential Streets. Request that residential street widths be Under review City Staff is currently reviewing the residential street reduced from 36' to 28' with sidewalk on one side only. To width standard, not only for this proposed development, address concerns related to on -street parking demand, four off- - but for all developments. Reference parking on one street parking spaces per unit are proposed, as well as striping side of the street and contracting with security company specific on -street parking spaces on one side of 28' streets, and to ticket and tow velucles. Unless sworn in by the strict private enforcement of towing improperly parked vehicles. Chief of Police, private citizens and organizations cannot ticket and tow vehicles on public streets. Landscaping. Request to reduce the size of the plantings No The purposes of the current standards are to provide required, to be able to use park grade materials in natural areas, instant landscaping effect, ensure better survivability of Cooper Slough, drainage areas and perimeter buffer, and to trees and shrubs during the first 5 years, and provide install landscaping in common areas in longer tern phases. equity and fairness to different developers and development. In evaluating this project as a standard P.U.D., there is no -compelling reason to deviate from the standard. APPENDIX A STATUS CHECK OF PUBLIC / CITY FINANCIAL PARTICIPATION OPTIONS The following table outlines the various public participation options proposed by the Waterglen developer, City Staff recommendations, and conditions under which the option would be appropriate. As mentioned above, the project will be reviewed on its own merits without viewing it as a possible affordable housing project. The table reflects this view. PUBLIC / CITY FINANCIAL STAFF CONDITIONS/REMARKS PARTICIPATION OPTIONS RECOMMENDATION Light and Power Fee Category. Request that the manufactured No Rates are not different. housing units be treated as "multi -family non -electric heat" dwellings - rather than as single family units - in calculating primary and secondary development charges. Use of Parkland Fees. Request that Parkland fees generated at Yes, see remarks Agree with basic premise; however, recommendation Waterglen be specifically designated for the acquisition, design, would be that City reimburse the developer for actual and development of the proposed on -site neighborhood park. purchase - at agreed upon fair market price - only after enough fees have been collected. Or we would enter into an agreement whereby the developer deed the City the park and waive the number of parkland fees to match the value. Cooper Slough Natural Area. Request that City purchase Yes with Conditions Natural Resources is willing to pursue the option of approximately 27 acres of Cooper Slough Natural Area on the purchasing that portion of land that buffers the Cooper Waterglen site; and that the City work with the developer to Slough natural area and proposed development. The integrate one or more water quality/detention ponds into a purchase price would be an agreed upon fair market portion of the slough as a demonstration project for creation of value. an enhanced wetland wildlife habitat area compatible with urban .i, Mr. Bill Reynolds February 14, 1994 Page 3 Please do not hesitate to contact me if you have further questions or comments. Also, the Planning Staff and Jon Ruiz will continue to provide whatever assistance they can. Sincerely, C Steven C. Burkett City Manager cc: Greg Byrne, City of Fort Collins Ron Phillips, City of Fort Collins Jon Ruiz, City of Fort Collins Libby Glass, W.W. Reynolds Eldon Ward, Cityscape Enclosure Mr. Bill Reynolds February 14, 1994 Page 2 What assurances does the community need that affordable housing will continue as affordable housing and not be subject to market pressures that may increase prices beyond the defined affordable range? How well Waterglen fits these policy issues may affect the public/City financial participation options and amounts. For example, the decision for the City to front $1.0,to $1.5 million for off -site street improvements will be affected by the answers to the questions above. Although the proposed Waterglen development supports many currently adopted City policies, you are also asking for significant amounts of public/City financial participation in the project. The decision to approve much of this participation is predicated on the outcome of the policy discussions mentioned above. In consideration of the above, we are suggesting the following: • Continue to separate the land use issues from the affordable housing issues. 'This means we will review the project on its own merits without viewing it as a possible affordable housing project. This is important because the project will be reviewed under existing policies; i.e., street widths and the need for off -site street improvements. However, many land use variances are still available within the current P.U.D. system. • Continue to work with the Affordable Housing Board on the policy issues. Unfortunately, because they are newly created and so many policy issues need to be considered, this could- take up to a year or so to complete. In other words, the decision on how much public/City financial participation is appropriate for the Waterglen project may not be made for some time. • If you are still committed to taking the project to the February 28, 1994, Planning and Zoning Board meeting, at which Waterglen is scheduled for preliminary discussion, as a standard-type- P.U.D. development, we will need to meet with Eldon and Libby to work out the specific land use issues. However, enclosed as Appendix A to this letter is a consolidated status check of the public/City financial participation options you proposed for this development.' The options are evaluated using current land use.review criteria. I hope this information helps you make the appropriate development decisions. The Waterglen proposal could be a valuable project and contribution to the community, particularly as it meets an important need for making housing affordable to many who may otherwise not be able to purchase a home. While we will continue to press to develop the appropriate affordable housing policies, unfortunately, the gaps are currently too numerous. ,ger February 14, 1994 Mr. Bill Reynolds The W.W. Reynolds Companies 4909 Pearl East Circle, Suite 300 Boulder, Colorado 80301 Dear Mr. Reynolds: Six months ago, you submitted a proposal for the development of a piece of property in northeast Fort Collins - the Waterglen project - as affordable housing. Since that time, City Staff has worked closely with Libby Glass and Eldon Ward as part of the development review process. I understand your frustration with the time it has taken us to review the project. I want to assure you that much thought has gone into your proposal. The City's intent has been to balance our responsibilities to the community with your need for information to make financial and marketing decisions. I hope this letter provides you with the information you need to make those decisions. In my December 14, 1993, letter to Eldon, I mentioned that we wanted to expedite the development review process as much as possible. However, because your proposal is the first significant affordable housing project the City has worked with where significant concessions have been requested, we expected it to take more time than a development proposal which meets all the City standards. While the Waterglen project was originally considered to be a yardstick for affordable housing, after six months of trying to make the project fit within existing policies, we realize that there are several policy gaps that need to be addressed before we will be comfortable making a recommendation on several of the public participation options you have proposed. Examples of the policy issues the Affordable Housing Board and Council will need to address include: • What constitutes an affordable housing project? The criteria for affordable housing have been established, but how much of the project must fit this criteria to be considered affordable housing? What amount of public/City financial participation is reasonable, and what are the criteria for determining that? • Should public/City financial participation apply only to that portion of the project that meets the affordable housing criteria, particularly if the proposed development includes more expensive housing as well? 300 LaPorte Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (303) 221-6505