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HomeMy WebLinkAboutWATERGLEN PUD PDP - 71 93A - CORRESPONDENCE - CITY HALL (3)City Malidger City of Fort Collins December 14, 1993 Mr. Eldon Ward, President Cityscape Urban Design, Inc. . 3555 Stanford Road, Suite 105 Fort Collins, CO 80525 Dear Mr. Vyard: Thank you for your letter of December 2 outlining the applicant's request for concessions by the City of Fort Collins on the proposed Waterglen development. As you know, the City is in the process of implementing an affordable housing policy and we appreciate the opportunity to respond to an actual proposal from a private developer. A number of your requests are outside the normal review process, and we have decided to assign Jon Ruiz to this project proposal to coordinate and expedite the interdepartmental approach which we see is necessary to help the applicant through the process. Many of your requests for relaxing the City's development requirements cross departmental lines, and some of the issues are policy items which may require review by various boards and action by the City Council. Jon will be working through Greg Byrne's office, and the project planner will continue to be Steve Olt, who will coordinate closely with Jon. It is my understanding meetings have already been held to discuss some of the issues that are a part of Waterglen, and others are scheduled, but the project may take longer than usual to move through the process due to the adjustments in procedures and development standards you have requested. This is the first affordable housing proposal the City has worked with and, unfortunately, your proposal will be plowing virgin ground. We want to expedite this as much as possible, but it is sure to take more time than a development proposal which meets all the City standards. We look forward to working with you and the applicant on this issue. Please let me know if you need further information. Sinc rely, Steven C. Burkett City Manager cc: Greg Byrne Ron Phillips Jon Ruiz Steve Olt 300 LaPorte Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (303) 221-6505 ` urban design, inc. Ornamental Trees may be installed at 1 " caliper or 15 gallon size. Evergreen Trees may be installed at 4' to 5' in height. Faster growing shrubs may be installed at one gallon size. In natural areas, along the Cooper Slough, in regional drainage areas, and in perimeter buffer areas, "park grade" materials may be used, and established with a temporary (surface) irrigation system. Landscaping in common areas may be installed in longer term phases by the adjacent neighborhood. Other Opportunities * Adopted City Policies indicate that it would be appropriate for the City to offer "incentives such as utility and infrastructure provisions or revenue bonds and tax increment financing" to promote development - including the development of affordable housing - in this area. * Community Development Block Grant monies, Housing Trust Fund contributions, or assistance from other sources may be requested to help make day care, additional recreational facilities, certain public improvements, and/or other services viable at Waterglen. The above methods of making an affordable housing neighborhood viable could be applied to many different sites regardless of their location in the community. We have attempted to identify cost savings measures that can be related to real savings at Waterglen; that are consistent with adopted City Policies; and have looked primarily. at areas where standard fees and requirements could have caused Waterglen to pay more than its fair share; rather than requesting "subsidies" from development revenues generated at other locations. We would like to determine City Staff support for the above (or additional) proposals, as soon as practical. Please feel free to contact us if you need additional information; or if City Staff has additional suggestions for reducing costs at Waterglen. Sincerely, Eldon Ward, President Cityscape Urban Design, Inc. cc: Bill Reynolds and Libby Glass, W. W. Reynolds Companies urban design, inc. * Developer participation in the structure at Vine Drive and the Cooper Slough should be minimal if any, due to the minimal impact of on -site development on this crossing. Street Requirements * The site gains access from the 1-25 Frontage Roads as well as East Vine Drive. The traffic study completed for Waterglen shows that residential development here does not generate enough traffic to cause any off -site streets to be widened beyond their existing two lane condition. Waterglen will generate between $400,000 and $600,000 ($350,000 t from the residential area alone) in Street Oversizing fees; substantially more than the anticipated City participation ($300,000± total) in the oversizing of Vine Drive and Waterglen Drive adjacent to the project. The applicant suggests that this $100,000 to $300,000 surplus represents more than adequate participation in off -site street improvements, and requests that the rigid interpretation of City standards requiring construction of a 36' width of pavement to the nearest improved arterial be waived; or that 1-25 - with the Frontage Road recognized as an integral part of the 1-25 circulation system - be recognized as an "improved arterial" (as per the interpretation applied to Anheuser Busch). * The future crossing of the Larimer-Weld Canal should not be a cost to the developer of Waterglen. It is proposed that this crossing be funded by surplus street oversizing fees generated by Anheuser Busch and Waterglen. * Secondary local streets in the Manufactured Housing areas are proposed to be constructed at a 28' width with sidewalk on one side only; the standard used at Warren Shores, the Landings, and a number of other residential areas in Fort Collins. This proposed standard would be wider than the 26' private streets commonly used in mobile home parks. To address concerns related to on -street parking demand, the applicant is proposing four off-street parking spaces per unit (two in a garage or carport, and two tandem spaces in the driveway); striping specific on - street parking spaces on one side of the 28' streets; and strict private enforcement of towing improperly parked vehicles. Landscape Standards * In order to reduce the initial and on -going cost impacts of the more than 3 million square feet of common open space Waterglen, it is proposed that: Deciduous Trees may be installed at 1'/2" caliper �U�y7p@p@ urban design, inc. it is proposed that the developer be compensated according to the following schedule: Acquisition - Upon completion of 72 units. Design Begin upon completion of 120 units. Construction - Complete upon occupancy of 420 units. The City should reimburse the developer for construction costs incurred on'a "monthly draw" basis. Maintenance The City should consider a contractual arrangement with Waterglen for general maintenance and the use of raw (well) water available on site. Natural Resources " It is proposed that Natural Resources purchase the 9.85 acre t portion of the Cooper Slough on the Waterglen site; and that Natural Resources work with Storm Drainage and the applicant to integrate one or more water quality/detention ponds into a portion of the slough as a demonstration project for creation of an enhanced wetland wildlife habitat area compatible with urban development. Both well water and storm runoff can be used to charge the pond and increase the variety of habitat areas in the on -site wetland basin. Storm Drainage " It is the applicant's position that Waterglen should not have to bear the costs of drainage improvements caused by off -site conditions (previously unknown floodplains in particular). Regardless of the public/private cost sharing arrangement, a variance to normal requirements should be considered to reduce the size and cost of the Waterglen Drive crossing of the "temporary" Boxelder Creek overflow between 1-25 and the Cooper Slough. Because of the temporary nature of this floodplain - and because there will be a second point of access provided - a greater than normal amount of the 100 year storm should be allowed to overtop the street. " It is proposed that the Storm Drainage Utility acquire the regional drainage tracts defined on the plan, pay for improvements that are needed because of off -site or regional impacts, and consider contracting with Waterglen for the routine maintenance of landscaping in the regional drainage tracts. coo���� o urban design, inc. 3555 stanford road, suite 105 December 2, 1993 fort collins, colorado 80525 (303) 226-4074 41FAX (303) 226-4196 Mr. Steve Burkett, City Manager City of Fort Collins J)LC 1�93 j P.O. Box 580 Fort Collins, CO 80522 CITY MANAGE: Dear Mr. Burkett; This letter is written in regard to the proposed Waterglen neighborhood; and is intended to outline some possible methods of achieving affordable housing in the community. The success of Waterglen will depend on the ability to reduce development, construction, and maintenance costs while creating an attractive neighborhood with long-term viability, keeping rents and sales prices at levels low and moderate income families or individuals can afford. The W. W. Reynolds Companies cannot achieve this goal alone. Without the cooperation and participation of the utilities and other public agencies providing service to the property, this opportunity will be lost. As each affected agency reviews potential areas of savings, it must be remembered that the decisions made will directly impact the rents and purchase costs of housing at Waterglen. The applicant has suggested a number of opportunities to reduce development costs that are consistent with adopted City Land Use Policies, the Comprehensive Housing Affordability Strategy, and the Goals and Objectives of the City of Fort Collins. These include: Water and Sewer * At their November 9, 1993 meeting, The ELCO Water District agreed to specific methods of reducing the costs of providing service to Waterglen. Boxelder Sanitation District has also indicated support for the proposed project, and is reviewing specific proposals (similar to those approved by ELCO) for "master tap" services, limited private distribution systems, and other means of making utility. service more economical. Light and Power * It is suggested that the manufactured housing units be treated as "Multi- family non -electric heat" dwellings (rather than as single family units), in calculating primary and secondary development charges. Parks and Recreation * Parkland fees ($467,000 t) generated at Waterglen should be specifically designated for the acquisition, design, and development .of the proposed on -site neighborhood park. It is anticipated that the most efficient means of completing the park will be on a "turn -key" baf s;�and