Loading...
HomeMy WebLinkAboutWATERGLEN PUD PDP ..... APRIL 25 1994 P & Z BOARD HEARING - 71 93A - REPORTS - APPLICANT COMMUNICATIONClAyp@p�� urban design, inc. Waterglen meets the criteria of being "located between existing development and the nearest fully improved arterial street that provides major access to the development." Anheuser Busch must be recognized as existing development. If either Lemay or Mulberry is to be defined as the nearest improved arterial providing major access to the development, Waterglen is located as described in the City criteria. The Streets in question are required to be master planned - and constructed - as a collector and an arterial, respectively. Adopted City Land Use Policies (including 25, 40, and 41) clearly indicate that City participation in infrastructure costs in the northeast area is appropriate. Typically, development fees must be used toward public improvements in the area of the property generating the fees. To require Waterglen to pay the full cost of all on -site arterial and collector streets, and still pay street oversizing fees that would be used to subsidize street improvements in another part of town would appear to be both unfair and improper. Some recognition of the extraordinary efforts of this applicant to implement neglected City Policies must be made. STREET WIDTHS - As requested by some Board members on March 7th, we have adjusted our plan to show all local streets (except those with lots on one side only) to a 36' width. We would however, like to request that the Planning and Zoning Board consider allowing secondary local loop streets and cul-de-sacs to revert to the 28' standard with Final PUD plans. That standard has been successfully used at Warren Shores, in the Landings, and in a number of other residential areas in Fort Collins, and is consistent with the "Fire Code Requirements" as listed in the new Neighborhood Compatibility Criteria. The City of Fort Collins Design Criteria and Standards for Streets indicates that 28' streets may be used if they are loop streets or cul-de-sacs with less than 750 ADT, if not accessed from an arterial street. Our proposal meets these criteria. The City criteria also indicates that 28' streets should not be used in single family areas where homes face each other across the street; although variances to this standard have been routinely granted for lots of 7500 sq. ft. or greater, due to the perceived lack of demand for on -street parking. Given the current push for higher densities and less pavement, we do not agree with giving preferential treatment to large lots in this case. In response to concerns related to on -street parking, we would propose the following measures for 28' streets with lots facing each other across the street: Four off-street parking spaces (two in a garage or carport, and two tandem spaces in the driveway) will be provided per unit; In addition to required signage, on -street parking spaces will be specifically striped on one side of the 28' streets; and 131 owl .9 ��i�� ��.�' .;� --� W WI; 1 No Text r Recommendation 12. Install a few berms that alter the terrain and provide elevated viewing points, with opportunities for vegetative diversity, without obliterating the overview of the slough/buffer complex from homes and trails at the edge of the buffer. Recommendation 13. Keep dogs out of buffer/slough complex except when under control of owners along outside trails. Dogs could be allowed to swim in one of the detention ponds. Recommendation 24. Install a small nature center, interpretive gazebo, and/or interpretive observation blind at the south end of Waterglen Park to assist visitors with making the transition between playground recreation and nature -based recreation. The structure should be elevated on "stilts" or built upon a berm with views of the slough, buffer area, and ponds which hold water. Recommendation 15. Install an enclosed walkway extending from the structure in #14 into the buffer for a short distance, so visitors can view wildlife without frightening them. Less structured and managed opportunities can be provided greater distances away from the playground. Recommendation 16. Manage a portion of the area nearest the playground with a shallow pond and emergent vegetation where children can touch nature and investigate its wonder up close. Recommendation 17. Involve the residents in management of the slough/buffer complex and nature interpretive areas to increase their "ownership" of the sites and consequently their care for the environment, facilities and equipment. 5 Recommendation 5. Native trees and shrubs are important features for aesthetics, biological diversity and ecological buffers for sound, pollutants and people, but they are not necessary or desirable for the waterfowl -based objectives stated by DOW. However, a more diverse array of vegetation and wildilfe species should be considered in urban environments. Designs for trees and shrubs should be developed in a "curvilinear" fashion along the buffer area at the outside edges nearest to the houses, managed in clumps between detention ponds, and placed in strategic locations in association with trails and rest areas along the outside edge of the buffer. Trails and rest areas will be discussed briefly later. Trees should not be planted along the slough, but they will eventually grow there unless management practice are taken to discourage them. The purpose of using trees and shrubs along the edges is to add plant species creating habitat diversity and consequently wildlife diversity. Wildlife diversity should be the primary objective and perhaps waterfowl management should rank second. Raptors, songbirds, tree -using mammals and insects will benefit from the vertical diversity. Recommendation 6. For the same purpose as in #5., native shrubs can be.planted in strategic locations on the edges of the detention ponds nearest the slough, but should be kept to a minimum directly associated with the slough and the associated riparian environment. Integrate people into the overall wetland values of the site. Maximize overall opportunities to encounter wildlife minimize the deleterious impacts of people by careful management of their uses. Recommendation 7. Do not fence wildlife out of the subdivision or fence people out of the wetland. Recommendation 8. Market the housing project by clearly stating the positive and negative attributes of wildlife, so residents who chose to live there will know the consequences of their decision and will not expect society to solve problems with wildlife when they arise. Recommendation 9. Have covenants that provide for proper treatment of wildlife with guidance provided to residents for dealing with nuisance individuals. Recommendation 10. Use housing designs that do not encourage unwanted species that could build nests in cracks, crevices and other surfaces. Recommendation 11. Provide opportunities and training for residents to enjoy, appreciate and learn about nature. Create nature trails and rest areas along the edge of the buffer to minimize disturbances of wildlife using the site. Spur trails, a small boardwalk, and a couple of observation blinds could be installed on the slough and detention/irrigation pond environments at strategic locations only. Tall grass, shrubs and wet areas will discourage use of most areas while managed facilities will encourage organized use. 4 there currently under a crop of corn. The area is more important for migrating and wintering waterfowl than nesting birds. Easement distance in the applicant's plan is reported to be approximately 150 feet on either side of the slough (and beyond the narrow riparian band of vegetation currently less -altered by agriculture). The overall average width is 425 feet which compares closely to 450 feet in the DOW plan. The opportunity for residents to "live close to nature" in a planned way is facilitated by the applicant's option in contrast to the DOW plan which puts a road between people and nature. Using roads to protect people from nature and to protect nature from people are often the most logical management options, but in this case the developer appears to lose housing opportunities and income by giving up land for mitigation beyond the original value of the slough and associated environs. Having the opportunity to mix residential development in a close and managed way with natural attributes of the area is the unique opportunity afforded by this project. To separate people from nature makes the opportunity less unique. Another option, is for the land in question to be acquired and managed in a natural way by governments. `They could purchase the land or purchase conservation easements for its use from the developer. The addition of water quality irrigation ponds and water quality detention ponds within the buffer will benefit wildlife and residents if the overall water regime does not reduce flows in the slough and if water quality is maintained by the design of those systems. Recommendation 2. I agree with the suggestion by Division of Wildlife that the northern -most irrigation storage pond at the head of the slough, should be moved. It could cause major changes in the flow if water. Thoughtful use of vegetation is the key to attracting wildlife and benefitting people in modified settings. If diversity is desirable, a variety of native trees, shrubs, flowers, and grasses should be encouraged. Recommendation 3. The sewer easement and most land between the slough and ponds should be planted to tall native grasses and forbes providing cover for ground nesting birds and mammals. Do not mow the grass, or do so only when needed to stimulate growth of desirable plants and to encourage wildlife habitat in the area. Recommendation 4. Plant shorter native grasses between the ponds and residential housing to discourage wildlife from moving from the "wild area" into the more manicured housing areas. Mow the edges of this grass for a distance of 1-3 feet where it meets the border of walkways to maintain a neat and manicured look for the area. 3 Decisions Needed to Maintain The Quantity and Quality Of Environments and the Quantity and Quality Of Life In Waterglen PUD I have been asked to address the following three questions for development and management of Waterglen PUD. 1. What is an appropriate and reasonable distance between the Cooper Slough and the residential lots? 2. What are reasonable criteria for the distances selected? 3. What treatments are recommended for the management of the buffer strip between the slough and the residential, lots? My answers are based upon perceived benefits to people, wildlife and nature in general. An evolution of six proposals for buffers on Cooper Slough were shown to me which illustrate the inexact ability to automatically set reasonable and appropriate boundaries. Proposals were entitled: "Natural Resources Conceptual Review (7 Sept. 1993);" "Staff Comments (15 Nov. 1993);" "Division of Wildlife Letter (24 Nov. 1993);" "Natural Resources Letter 28? Jan. 1994);" "Division of Wildlife (7 Feb. 1994);" and "Applicant's Proposal (5 April 1994)." The last two proposals appear to be the most logical and reasonable from the perspectives of nature, developers, city, and residents. The proposals are close in area designated as buffer and concerns addressed about each proposal can probably be resolved to the satisfaction of both parties. I will review both proposals briefly then recommend my option and general management practices that should be conducted therein. The proposal from Division of Wildlife (DOW) provides for a larger open space on the west -central portion of the buffer that can be used for ground nesting birds. Trees are discouraged because they will attract avian predators that could be harmful to waterfowl and other water birds which use the slough and are an existing attribute and asset of the area. The proposal from the applicant is virtually identical in size except for the west -central section of the buffer that they prefer to be in housing with larger lots that interface with the buffer zone. The slough/buffer complex provides an attraction to persons desiring natural amenities adjacent to their homes. This option provides an aesthetic gain to the residents and they should be willing to pay higher prices for the lots and homes which adds socio-economic diversity to the area and greater marketing/income opportunities for the developer. Recommendation 1. I recommend that the applicant's proposal be used as the basis for buffer demarcations because the area in question in the DOW plan stated benefits to nesting birds more than the concern about management of people and maintenance of the aesthetic quality of open space. The riparian area next to the slough and the grass area between the slough and detention ponds should provide nesting in greater abundance than exists 9 - M E M O R A N D U M- TO: Ms. Libby Glass, W. W. Reynolds Mr. Eldon Ward, Cityscape Urban Design, Inc. FROM: Dr. Delwin E. Benson/`�/�z��� DATE: 23 April 1994 SUBJ: Management of Cooper Slough and Resident Values at Waterglen Planned Unit Development (PUD) Introduction: Cooper Slough is valuable to Nature and to People Cooper Slough should be an asset to Waterglen residents, wildlife, the people of Fort Collins, and developers with proper management of the riparian environment and a suitable buffer that maintains an acceptable quantity and quality of water, wildlife habitat and access for users. The project could become a demonstration area to showcase how creating and integrating nature into residential developments can be managed in ways that benefit society. Concern about nature is sometimes criticized as being the prerogative of more affluent persons. Lower income residents occasionally fail to understand how nature relates to the needs in their lives or how to reap the stimulating and contemplative benefits of nature. Examples of planned unit developments that focus on nature are generally for upper economic classes. Waterglen PUD is designed for lower and moderate income families which provides a unique opportunity to plan with nature for a wider array of social and economic groups. The need for careful planning and development increases as the city continues to grow and open spaces become farther afield. Society in general and residents in Fort Collins specifically have strong interests in the protection and enjoyment of nature, yet nature may not be readily accessible to everyone. Nature needs to be more accessible when one considers the needs of young families, older citizens, or persons in transition from public housing to owing their own homes. Youth and adults will benefit most when nature experiences can be provided near to home. Proper management of Cooper Slough and the adjacent buffer strip can enhance the values for people and attributes of "wild" or "natural" systems beyond the level that exists there currently and perhaps beyond historical levels. The native landscape of the property in recent geological time was likely a short -grass prairie, without water, which was converted to agricultural land. The source of water for the slough is reported to be seepage from the Larimer-Weld Canal according to the report by Cottonwood Consulting prepared in April 1994. 1 w v' ® of r 1 Eli N4wi 9 ol� CUq5§@P@ urban design, inc. Commission Recommends An interim report from the National Commis- created —to be administered by a private sec- Expanded Use of sion on Manufactured Housing, created by Congress to conduct a ' for standards -setting organization —to update comprehensive analy- federal construction.and safety standards and Manufactured Housingto sis of the issues surrounding manufactured that an expedited adoption process be set up Meet Nations Affordable housing, has made recommendations for modernizing the 1974 Manufactured Housing to make changes to the HUD code in a timely manner. Also called for is a national installa- Housing Needs Construction and Safety Standards Act. The tion standard with mandatory state inspection commission believes that manufactured hous- and elimination of the permanent chassis re- ing could be an important solution to the quirement for permanently sited homes that country's crisis in affordable housing. The meet consensus committee standards. Other commission's chair, Helen Boosalis, summed recommendations include the requirement of up the commission's position, "A new manu- ,. a comprehensive One -Five year warranty and factured home is approximately one-fourth consumer protection measures against manu- the cost of a conventionally built new home. facturers and retailers that go out of business The commission's recommendations are or fail to honor warranties. Financing for aimed at making such cost advantages more manufactured housing is now more costly widely available while assuring high standards than for conventional housing because lend - of safety, quality, and durability." Currently, ers view manufactured housing as a depreciat- more than a quarter of all new single-family ing asset. Says Robert Wilden, executive homes sold in the.United States are manufac- director of the commission, "Over the next tured homes, which are the'only form of hous- , decade, the code and warranty upgrades rec- ing built to federal construction and safety ommended by the commission.should im- standards and inspected by agencies certified prove the value retention of manufactured by the U.S. Department of Housing and Urban homes and enable lenders to offer better Development.' Even so, much controversy re- terms to manufactured home purchasers." garding manufactured housing still surrounds (News release from the National Commission the industry'from state.and local officials, , . on Manufactured Housing, March 3,1994; building code officials; lenders, and homeown- 301 North Fairfax Street,.Suite 110, Alexan- ers. Key recommendations of the commission dria, Virginia; 703-603-0440.) are that a balancedconsensus committee be LandUseDigest is published monthly by ULI—the Urban class postage paid at Washington, D.C. Postmaster, send Editor: David Mulvihill Land Institute, 625 Indiana Avenue, N.W., Washington, D.C. 20004-2930. Richard M. Rosan, Executive Vice Presi- . address changes to the Urban Land Institute. Land Use Digest is cataloged as ISSN 0023-768X. ©1993 by ULI— Managing Editor: Nancy Stewart Computer -Assisted Publishing: Joanne Nanez dent; Frank H. Spink, Jr., Staff Vice President, Publications. Subscriptions ® $15 available only to ULI members and the Urban Land Institute. All rights reserved. Printed in the U.S.A. Publications cited in Land Use Digest are not available through ULI; they can be obtained from sources listed. associates; cost included in annual contributions. Second- C EJ E r-: r 'ub--- E ru ... qK H H fill c s DO su } �- 'gar th 1 E)) E 96 Ref inE H ry H E ---- - `° �--' 9 4 4 i E � � b Annard �' I2Ilins H o G avel it ' _ •. ��� ;; ose Sam FIFMI= o� was. � �Cem � l ii' OQ B M 495 : a . •. .,. Cq EAST VINE CORRIDOR; :: 16 •• LEGEND'os ` E PREDOMINATELY —uF \ \'�� % eQ� o Gravel Pit `'• �-9 EMPLOYMENT AREA 1` C PREDOMINATELY i Jl: COMMERCIAL AREA H PREDOMINATELY HOUSING AREA ` moo :Radio Lu�n@@P(A� urban design, inc. * Strict private enforcement (as authorized by the City) of towing improperly parked vehicles will be provided by the management of Waterglen. The presence of central management at Waterglen will make these measures more practical and enforceable than might be the case in conventional single family subdivisions. In conclusion, we are asking that the Planning and Zoning Board reaffirm the City's Goals and Objectives and Land Use Policies Plan, and support Waterglen as a well planned neighborhood that takes another step toward more balanced physical, economic, and social growth in Fort Collins. This project remains important to the applicant, and important to the community; and we respectfully ask that you approve the Waterglen Preliminary PUD. Sincerely, Eldon Ward, President Cityscape Urban Design, Inc. cc: Bill Reynolds, W.W. Reynolds Companies Libby Glass, W.W. Reynolds Companies Lucia Liley, March & Myatt Jack Blake, Stewart & Associates David Love, Love & Associates Armando Balloffet, Balloffet and Associates Matt Delich Del Benson LAn@@P@ urban design, inc. not object to the intent behind Condition #7 in the Staff Report; but we are not comfortable with the wording of that condition, which gives the Natural Resources Department carte blanche "approval" of our reports on the slough, and could result in unfair delays in our gaining Final P.U.D. approvals. The wording of the condition should be changed to read: 7. That the written documentation in regard to the impacts of the proposal on the wildlife habitat and water quality, quantity, and temperature of the Cooper Slough, which would include proposed mitigation efforts to address such impacts, be provided to, and reviewed by, the City prior to submission of final P.U.D. plans for any portion of the development. It is understood that minor changes to the layout of the site plan may be warranted due to impacts on the natural areas in the development." NOISE IMPACTS The Waterglen PUD Noise Impact Assessment completed by Balloffet & Associates indicates that an increase in the height of the proposed berm along 1-25 to 10't is recommended to mitigate the noise impacts from that roadway. The Waterglen analysis is based on the commonly used noise criteria specified by the U.S. Federal Highway Administration and the Colorado Department of Transportation. The applicant has agreed to the mitigation measures recommended in the study. OFF -SITE STREET IMPROVEMENTS We have reviewed this question with staff, and resolved that the applicant is willing to participate in the costs of improvements to Vine Drive by either: Overlaying the existing surface of Vine Drive between Waterglen and Lemay in order to extend the life of the roadway by 10 to 15 years, or, in the event that another development is required to improve the westerly portion of Vine; Improving Vine to the normal, full depth, "off -site" standard between the subject property and Summit View; or Adding up to $1,000/unit to the standard Street Oversizing fee in order to contribute a fair amount to Vine Drive improvements if Vine were to become a part of the City's Capital Improvements Program. Staff preference at this time is the first alternative, and we are proceeding on that basis. STREET OVERSIZING Regardless of the alternative for equitable participation in off -site street improvements, Waterglen should be eligible for reimbursement for the oversizing of Waterglen Drive and the applicable Vine Drive frontage for the following reasons: The City Code states that, "if a street within or adjacent to the development is improved as an arterial or collector street rather than a residential street, the Director of Engineering shall compute the extra expense caused ..... Such extra expense shall be paid by the city out of the street oversizing fund.." ca�n@@P(A� urban design, inc. * Distances and driving times between Waterglen and common destinations - especially employment centers - in Fort Collins average less than those related to comparable sites in the southeast, southwest, and northwest quadrants of Fort Collins. Our simplified comparison shows that Waterglen residents driving to work (locally) would, on the average, save about 5 minutes, and over 3 miles each way for urban work trips. As the enterprise zone and other parts of the northeast area develop, this advantage should continue to grow. * The site is very well planned, meets City density and solar orientation requirements, and provides a broad range of housing types without catering to the "upper end" of the market. It remains important to understand that we are asking the Planning and Zoning Board to approve Waterglen, not just because it proposes affordable housing, but because it stands on its own under adopted City Land Use Policies and the LDGS. The applicant's goal of providing affordable housing is an ancillary benefit of the proposed neighborhood, and to the community as a whole. As discussed with the Board on March 7th, more information has been provided to the Staff, a more equitable approach to off -site street improvements has been agreed upon, and some minor design changes have been made on the site plan. Specifically: STORM DRAINAGE Love & Associates completed the "Preliminary Drainage Report" as requested. The report includes sizing of detention ponds, calculations of release rates, sizing of the box culvert under Vine Drive, delineation of the Cooper Slough wetlands and other items included on the check list provided by the City. RESOURCE PROTECTION Included in the report from Love & Associates, are their findings related to the Cooper Slough. Their investigation determined that the Slough is not a unique warm water spring as had been previously believed, but is fed by ground water and seepage from the Larimer Weld Canal. They have also determined that the water quality, quantity, and temperature will not be adversely affected by the development of Waterglen as proposed. The existing wildlife habitat along the slough is proposed to remain in its existing condition; and further "protected" linear detention/water quality ponds located in the 150' minimum buffer area between the slough and the nearest lots. Over the past eight months, the criteria for a setback/buffer area between the Cooper Slough and the nearest lots has been something of a moving target; as indicated on the attached maps. (On Thursday, April 21 st, we received a copy of an April 19th memo from Natural Resources with yet another set of distance/mitigation requests, that did not seem to be consistent with their February 7th comments.) In order to resolve this question, we have asked Dr. Del Benson to review the site and the proposed plans, and to make his recommendations regarding the appropriate distances of separation, and treatment of the area between the slough and the nearest lots. His report, including 17 recommendations, is attached. We feel that Dr. Benson's recommendations, combined with the report from Love & Associates adequately address Staff's concerns regarding resource protection. We do cu�p@p� urban design, inc. " The interim improvements to Vine drive will provide three miles of bike lanes on both sides of the street between the 1-25 frontage roads and Lemay Avenue. " Portions of trails along 1-25 and paralleling the Larimer Weld Canal - as identified in the Northeast Area Transportation Study - will be constructed with Waterglen. " Waterglen will further establish a population base in the northeast that will eventually merit transit service. " The neighborhood's central management will be able to administrate car pooling programs; and is evaluating provision of peak hour "jitney" service to major employment areas in northeast and central Fort Collins, for Waterglen residents until public transit is available. The jitney service could be accomplished in conjunction with Transfort, major employers, or both. DEFINITIONS OF HOUSING TYPES In conjunction with the Waterglen PUD various terms have been used to describe different types of housing types. Conventional Refers to typical stick built homes. Modular Refers to factory built houses, permanently anchored to ordinary spread footings. Manufactured Refers to factory built houses, less permanently anchored to "floating" concrete pads. This housing type has evolved from what were called "mobile homes" in the past. Modular and manufactured units may look virtually identical. Examples of these housing types (Battlement Mesa), and information regarding the findings of a Congress appointed committee on the future need for manufactured housing are attached. WATERGLEN PRELIMINARY PUD As stated in my April 22nd letter, the key points we would like to stress in our summary presentation of Waterglen include: " This proposed neighborhood is designed to address a clear need in the Fort Collins Housing continuum. Housing - especially detached single family housing - at the price ranges targeted by Waterglen, is virtually non-existent in the city. " Waterglen meets a vast number of adopted City Goals, Objectives, and Policies that are not addressed by most other development proposals in our community. Many adopted Land Use Policies clearly state that the City should support (and provide incentives for) development in the northeast portion of the City. April 25, 1994 City of Fort Collins Planning and Zoning Board P. 0. Box 580 Fort Collins, CO 80522 Dear Board Members; coVP@ o urban design, inc. 3555 stanford road, suite 105 fort collins, colorado 80525 (303) 226-4074 FAX (303) 226-4196 This letter is written response to questions affecting the Waterglen PUD, asked by some Board Members at your April 22nd Work Session; and to summarize the applicant's acceptance - with some clarification - of the recommended conditions of approval At Friday's Work Session, we were asked to provide some "big picture" information regarding land use and transportation considerations in the northeast area of Fort Collins; and _ to provide some clarification of the differences between "Conventional," "Modular," "Manufactured," and "Mobile" homes. NORTHEAST FORT COLLINS There are indications that, over the next decade, an increase in urban development activity in the northeast is likely. Reasons for this projected resurgence include: The limited inventory of large parcels - viable for master planned development - in the southeast and southwest quadrants of the Urban Growth Area. 2. The newly established Enterprise Zone. 3. Availability of utilities. 4. Favorable City Policies. The Vine Corridor between _1-25 and Lemay includes some 3,840 acres of land; of which about 2,500 acres are undeveloped. Using existing market and land absorption studies, we have projected an approximate land use mix for undeveloped land in that area: Residential (60%) 1,500 ac. t Commercial (5%) 125 ac. t Industrial/Office (18%) 450 ac. t Public/Quasi Public 0 7%) 425 ac. t We have also prepared a map illustrating this land use mix with conceptual access, circulation, and open space corridors. City Policy (Land Use Policy #39) promotes "... improved traffic and pedestrian circulation and public transit to areas north and northeast of the City." This policy cannot be implemented without development activity in the area. Waterglen will make a particularly large step toward implementation of this policy, because: % WATERGLEN 14 FORT COLLINS % ACCESSIBILITY TO COMMON DESTINATIONS COLORADO DESTINATION W ATE FRI GLEN !- - A. OLD TOWN :SITE .... .......... E SITE B. ALBERTSONS GRANADAADA HEIGHTS:. ............ .. .... 1:) n 0/� D . AMPARK L- - - ....... .. .... . . . . . . Xh .... .. r . ..... r!L- ... ...... . . ........ ' 0N T ..... .... .. . ... X X ........ .• ...... Uyie X.. . ........ ........ Z. ................. k� ................ ...... 0A .................. -.7 t r -D, -J 22 Lb A Y-- -71 1. 7 - 54% E. HIGHWAY 14 MOTEL AREA F. PROSPECT EAST/ SEVEN LAKES •G. F.C.H.S. 72977 H . FOOTHILLS FASHION MALL J. HEWLE17 PACKARD K. ANHEUSER BUSCH -4- L r A % % % r 20% HARMPNY--' VILLAGE i- - - - - - - - - - - L - - - - - To% ' L. -TAVELLI ELEMENTARY M. CSU J DRIVE TIME DISTANCE 7 min. 4.0 mi. 8 min. 4.2 mi. 8 min. 4.4 mi. 5 min. 2.8 mi. 2 min. 1.5 mi. 6 min. 3.6 mi. 9 min. 5.9 mi. 12 min. 8.7 mi. 9 min. 6.3 mi. 3 min. 1.8 mi. 7 min. 4.2 mi. 11 min. 5.2 mi. urban design, inc. 3655 vtanfoN m.d. Bulto 105 fort "Iflnz, Womdo 80525 (303)226-4074 A Mixed Use/Affordable Housfiig Community ]POU01DO ACCESSIBILITY MAP 9 i WATERGLEN DESTINATION DRIVE TIME DISTANCE OLD TOWN 7 min. 4.0 mi. ALBERTSONS 8 min. 4.2 mi. P.V.H. 8 min. 4.4 mi. AIRPARK 5 min. 2.8 mi. HIGHWAY 14 MOTEL AREA 2 min. 1.5 mi. PROSPECT EAST/ SEVEN LAKES 6 min. 3.6 mi. F.C.H.S. 9 min. 5.9 mi. FOOTHILLS FASHION MALL 12 min. 8.7 mi. HEWLETT PACKARD 9 min. 6.3 mi. ANHEUSER BUSCH 3 min. 1.8 mi. TAVELLI ELEMENTARY 7 min. 4.2 mi. CSU 11 min. 5.2 mi. COMPARISON: GRANADA HEIGHTS (HAN A ST. & VINE DR.) DESTINATION DRIVE TIME DISTANCE OLD TOWN 5 min. 1.7 mi. STEELES 5 min. 1.6 mi. P.V.H. 5 min. 2.3 mi. AIRPARK 11 min. 4.2 mi. HIGHWAY 14 MOTEL AREA 12 min. 5.4 mi. PROSPECT EAST/ SEVEN LAKES 11 min. 5.3 mi. POUDRE HIGH SCHOOL 4 min. 1.8 mi. FOOTHILLS FASHION MALL 15 min. 5.0 mi. HEWLETT PACKARD 21 min. 9.7 mi. ANHEUSER BUSCH 14 min. 7.8 mi. IRISH ELEMENTARY 4 min. 1.4 mi. CSU 5 min. 2.2 mi. COMPARISON: HARMONY VILLAGE (S. TIMBERLINE RDWDT-- DESTINATION DRIVE TIME DISTANCE OLD TOWN 13 min. 7.1 mi. STEELES 4 min. 2.0 mi. P.V.H. 10 min. 5.3 mi. AIRPARK 9 min. 7.2 mi. HIGHWAY 14 MOTEL AREA 7 min. 6.2 mi. PROSPECT EAST/ SEVEN LAKES 7 min. 4.0 mi. F.C.H.S. 3 min. 1.6 mi. FOOTHILLS FASHION MALL 5 min. 3.2 mi. HEWLETT PACKARD 3 min. 1.7 mi. ANHEUSER BUSCH 12 min. 9.5 mi. TIMNATH ELEMENTARY 6 min. 4.0 mi. CSU 13 min. 6.1 mi. COMPARISON: SPRINGFIELD COURT (TAFT HILL & HORSETOOTH) DESTINATION DRIVE TIME DISTANCE OLD TOWN 11 min. 6.5 mi. KING SOOPERS 7 min. 2.6 mi. P.V.H. 10 min. 9.5 mi. AIRPARK 16 min. 11.0 mi. HIGHWAY 14 MOTEL AREA 17 min. 12.2 mi. PROSPECT EAST/ SEVEN LAKES 12 min. 6.4 mi. ROCKY MTN. HIGH SCHOOL 5 min. 1.8 mi. FOOTHILLS FASHION MALL 5 min. 2.4 mi. HEWLETT PACKARD 12 min. 6.0 mi. ANHEUSER BUSCH 21 min. 15.9 mi. OLANDER ELEMENTARY 1 min. 0.3 mi. CSU 7 min. 5.5 mi. TABLE 1 DISTANCES AND DRIVE TIMES WERE RECORDED BY ELDON WARD AND JOHN KIRKPATRICK DURING WEEKDAY P.M. PEAK HOURS IN LATE AUGUST THROUGH MID SEPTEMBER. WateClen F��eiln�l� Pl�4nHIM i1(�ritei-iee ;Qo@ urban design. inc. PHYSICAL ECONOMIC CULTURAL 0 MUCH OF THE AFFORDABLE DETACHED 0 OVER 50% OF LOCAL JOBS PAY $7.50 O LOW AND MODERATE INCOME PEOPLE ARE HOUSING IN THIS REGION IS IN LAPORTE, PER HOUR, OR LESS. AN IMPORTANT PART OF OUR COMMUNITY. WELLINGTON, MT. RANGE SHADOWS, OR 0 NEW, STICK BUILT, DETACHED HOUSING 0 THERE IS A RECOGNIZED NEED FOR OTHER OUTLYING LOCATIONS. IN FORT COLLINS IS NOT AFFORDABLE AFFORDABLE HOUSING IN FT. COLLINS. O WATER, SEWER, AND OTHER UTILITY/ TO LOW & MODERATE INCOME FAMILIES. �j INFRASTRUCTURE IS IN PLACE, ON SITE. €}INFRASTRUCTURE COSTS AND DEVELOP- O EXISTING NEIGHBORHOODS OFTEN FEEL THREATENED BY PROPOSALS FOR LOW 0 MOST LOCAL AND REGIONAL EMPLOYERS. MENT FEES REPRESENT A SUBSTANTIAL AND/OR MODERATE INCOME HOUSING. `i ARE NEARBY, OR READILY ACCESSIBLE PORTION OF THE COST OF HOUSING. TO THE SITE. OAS LOWER INCOME FAMILIES' SITUATIONS OLAND COSTS ARE LOWER AT THIS SITE IMPROVE, THEY OFTEN CANNOT STAY IN 0 THE SITE IS ADJACENT TO, BUT NOT THAN IN DEVELOPING AREAS IN SOUTH THEIR CURRENT NEIGHBORHOODS AND A PART OF, THE ENTERPRISE ZONE. FORT COLLINS. "MOVE UP" IN THE HOUSING MARKET. OCREATE A SUCCESSFUL NEIGHBORHOOD O PROVIDE HOUSING FOR AS WIDE AN O PROVIDE OPPORTUNITIES FOR "UPWARD WITH A FOCUS ON LOW AND MODERATE INCOME RANGE (MODERATE, LOW, AND MOBILITY' WITHIN THE NEIGHBORHOOD. INCOME HOUSING. VERY LOW) AS POSSIBLE. O PROMOTE A SENSE OF COMMUNITY AND 0 RECOGNIZE FUTURE MIXED LAND USE & O REDUCE DEVELOPMENT, CONSTRUCTION, NEIGHBORHOOD PRIDE AT WATERGLEN. TRANSPORTATION OPPORTUNITIES IN THE AND MAINTENANCE COSTS. NORTHEAST AREA. OCREATE AN AESTHETIC, INTERESTING OVARY REGULATIONS THAT WOULD CAUSE ENVIRONMENT WITH OPPORTUNITIES FOR OINCLUDE A VARIETY OF HOUSING TYPES WATERGLEN TO PAY MORE THAN ITS SOCIAL INTERACTION. & COMMUNITY SERVICES AT WATERGLEN. FAIR SHARE OF PUBLIC IMPROVEMENTS. O PROVIDE RESIDENTS WITH OPPORTUNITIES O ADJUST EXCESSIVE DEVELOPMENT O PROVIDE OPPORTUNITIES FOR OWNERSHIP FOR INVOLVEMENT WITH COMMUNITY STANDARDS. AS WELL AS RENTAL HOUSING. SERVICES. OCREATE SMALLER HOUSING GROUPS WITH OUSE MANUFACTURED HOMES, MULTIPLE OPLAN COMMUNITY GARDENS, DAY CARE, UNIQUE IDENTITIES WITHIN THE OVERALL FAMILY UNITS, AND MODULAR HOMES TO CLUB HOUSE, LAUNDRY FACILITIES, AND NEIGHBORHOOD. ACHIEVE THE DESIRED PRICE RANGES. OTHER RECREATION AREAS THAT CAN BE O INTEGRATE NATURAL AREAS AS AMENITIES 0INTEGRATE PUBLIC AND PRIVATE OWNER- BOTH SOCIAL AND FUNCTIONAL MEETING FOR THE NEIGHBORHOOD. SHIP AND MAINTENANCE OF OPEN SPACE. PLACES. O USE A SYSTEM OF OPEN SPACES, TRAILS O USE NARROWER STREETS, MASTER TAPS, O CAR POOL, DAY CARE, AND MAINTENANCE & RECREATIONAL AREAS TO UNIFY THE NEIGHBORHOOD DESIGN AND PROMOTE AND SMALLER INITIAL LANDSCAPE SIZES TO REDUCE DEVELOPMENT COSTS. PROGRAMS MAY BE PLANNED FOR RESIDENT INVOLVEMENT & EMPLOYMENT. PEDESTRIAN CIRCULATION. O USE T.I.F. OR OTHER CREATIVE MEANS O GIVE NEIGHBORHOOD RESIDENTS PRIORITY Q) O SEPARATE EXTRANEOUS TRAFFIC FROM OF FINANCING OFF -SITE ROADWAYS. AS NEW OR EXISTING HOUSING BECOMES NEIGHBORHOOD TRAFFIC. I AVAILABLE AT WATERGLEN. urban design, inc. * Four off-street parking spaces (two in a garage or carport, and two tandem spaces in the driveway) will be provided per unit; * In addition to required signage, on -street parking spaces will be specifically striped on one side of the 28' streets; and * Strict private enforcement (as authorized by the City) of towing improperly parked vehicles will be provided by the management of Waterglen. The presence of central management at Waterglen will make these measures more practical and enforceable than might be the case in conventional single family subdivisions. In conclusion, we are asking that the Planning and Zoning Board reaffirm the City's Goals and Objectives and Land Use Policies Plan, and support Waterglen as a well planned neighborhood that takes another step toward more balanced growth in Fort Collins. This project remains important to the applicant, and important to the community; and we respectfully ask that you approve the Waterglen Preliminary PUD. Sincerely, Eldon Ward, Presideht Cityscape Urban Design, Inc. cc: Bill Reynolds, W.W. Reynolds Companies Libby Glass, W.W. Reynolds Companies Lucia Liley, March & Myatt Jack Blake, Stewart & Associates David Love, Love & Associates Armando Balloffet, Balloffet and Associates Matt Delich LAn@@P@ urban design, inc. STREET OVERSIZING Regardless of the alternative for equitable participation in off -site street improvements, Waterglen should be eligible for reimbursement for the oversizing of Waterglen Drive and the applicable Vine Drive frontage for the following reasons: The City Code states that, "If a street within or adjacent to the development is improved as an arterial or collector street rather than a residential street, the Director of Engineering shall compute the extra expense caused ..... Such extra expense shall be paid by the city out of the street oversizing fund.." Waterglen meets the criteria of being "located between existing development and the nearest fully improved arterial street that provides major access to the development." Anheuser Busch must be recognized as existing development. If Lemay is to be defined as the nearest improved arterial providing major access to the development, Waterglen is located as described in the City criteria. The Streets in question are required to be master planned as a collector and an arterial, respectively. Adopted City Land Use Policies (including 25, 40, and 41) clearly indicate that City participation in infrastructure costs in the northeast area is appropriate. Typically, development fees must be used toward public improvements in the area of the property generating the fees. To require Waterglen to pay the full cost of all on -site arterial and collector streets, and still pay street oversizing fees that would be used to subsidize street improvements in another part of town would appear to be both unfair and improper. STREET WIDTHS As requested by some Board members on March 7th, we have adjusted our plan to show all local streets (except those with lots on one side only) to a 36' width. We would however, like to request that the Planning and Zoning Board consider allowing secondary local loop streets and cul-de-sacs to revert to the 28' standard with Final PUD plans. That standard has been successfully used at Warren Shores, in the Landings, and in a number of other residential areas in Fort Collins, and is consistent with the "Fire Code Requirements" as listed in the new Neighborhood Compatibility Criteria. The City of Fort Collins Design Criteria and Standards for Streets indicates that 28' streets may be used if they are loop streets or cul-de-sacs with less than 750 ADT, if not accessed from an arterial street. Our proposal meets these criteria. The City criteria also indicates that 28' streets should not be used in single family areas where homes face each other across the street; although variances to this standard have been routinely granted for lots of 7500 sq. ft. or greater, due to the perceived lack of demand for on -street parking. Given the current push for higher densities and less pavement, we do not agree with giving preferential treatment to large lots in this case. In response to concerns related to on -street parking, we would propose the following measures for 28' streets with lots facing each other across the street: �a��c�caa o 0 urban design, inc. As discussed with the Board on March 7th, more information has been provided to the Staff, a more equitable approach to off -site street improvements has been agreed upon, and some minor design changes have been made on the site plan. Specifically: STORM DRAINAGE Love & Associates completed the "Preliminary Drainage Report" as requested. The report includes sizing of detention ponds, calculations of release rates, sizing of the box. culvert under Vine Drive, delineation of the Cooper Slough wetlands and other items included on the check list provided by the City. RESOURCE PROTECTION Included in the report from Love & Associates, are their findings related to the Cooper Slough. Their investigation determined that the Slough is not a unique warm water spring as had been previously believed, but is fed by ground water and seepage from the Larimer Weld Canal. They have also determined that the water quality, quantity, and temperature will not be adversely affected by the development of Waterglen as proposed. The existing wildlife habitat along the slough is proposed to remain in its existing condition; and further "protected" linear detention/water quality ponds located in the 150' minimum buffer area between the slough and the nearest lots. NOISE IMPACTS The Waterglen PUD Noise Impact Assessment completed by Balloffet & Associates indicates that an increase in the height of the proposed berm along 1-25 to 10't is recommended to mitigate the noise impacts from that roadway. The Waterglen analysis is based on the commonly used noise criteria specified by the U.S. Federal Highway Administration and the Colorado Department of Transportation. The applicant has agreed to the mitigation measures recommended in the study. OFF -SITE STREET IMPROVEMENTS The applicant is willing to participate in the costs of improvements to Vine Drive by either: Overlaying the existing surface of Vine Drive between Waterglen and Lemay in order to extend the life of the roadway by 10 to 15 years, or, in the event that another development is required to improve the westerly portion of Vine; Improving Vine to the normal, full depth, "off -site" standard between the subject property and Summit View; or Adding up to $1,000/unit to the standard Street Oversizing fee in order to contribute a fair amount to Vine Drive improvements if Vine were to become a part of the City's Capital Improvements Program. Staff preference at this time is the first alternative, and we are proceeding on that basis. April 22, 1994 City of Fort Collins Planning and Zoning Board P. 0. Box 580 Fort Collins, CO 80522 Dear Board Members; coM@@ o urban design, inc. 3555 stanford road, suite 105 fort collins, colorado 80525 (303) 226-4074 FAX (303) 226-4196 On March 7th, the Planning and Zoning Board approved the Waterglen ODP, and continued the Waterglen Preliminary PUD to the April 25th meeting, so that more information could be provided regarding storm drainage requirements, noise impacts, off -site street improvements, and the Cooper Slough Natural Area. We have provided the necessary information and will be available to discuss these items at your April meeting. For the benefit of the Board Members who were not present on March 7th - and for the review of the Board Members who were there - we are providing transcripts of the public testimony heard at that meeting. The key points we would like to stress in our summary presentation of Waterglen include: * This proposed neighborhood is designed to address a clear need in the Fort Collins Housing continuum. Housing - especially detached single family housing - at the price ranges targeted by Waterglen, is virtually non-existent in the city. * Waterglen meets a vast number of adopted City Goals, Objectives, and Policies that are not addressed by most other development proposals in our community. Many adopted Land Use Policies clearly state that the City should support (and provide incentives for) development in the northeast portion of the City. * Distances and driving times between Waterglen and common destinations - especially employment centers - in Fort Collins average less than those related to comparable sites in the southeast, southwest, and northwest quadrants of Fort Collins. Our simplified comparison shows that Waterglen residents driving to work (locally) would, on the average, save about 5 minutes, and over 3 miles each way for urban work trios. As the enterprise zone and other parts of the northeast area develop, this advantage should continue to grow. * The site is very well designed, meets City density and solar orientation requirements, and provides a broad range of housing types without catering to the "upper end" of the market. It remains important to understand that we are asking the Planning and Zoning Board to approve Waterglen, not just because it proposes affordable housing, but because it stands on its own under adopted City Land Use Policies and the LDGS. The applicant's goal of providing affordable housing is an ancillary benefit of the proposed neighborhood, and to the community as a whole.