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WATERGLEN PUD - FINAL - 71 93B - REPORTS - APPLICANT COMMUNICATION
Clu- n@@P@ urban design, inc. The seven conditions of Preliminary approval have been met. 1 - Architectural elevations for the Village Center have been provided, and plans for that area have been checked against the Neighborhood Convenience Shopping Center design guidelines. 2 - Mini -storage elevations and building envelopes have been provided with the Final PUD. 3 - Landscaping is proposed at City Standard sizes, and a phasing schedule has been provided. 4 - Street widths are proposed as per City Standards. 5 - Off -site street improvements are to be done as agreed with the City Engineer. 6 - Drainage requirements have been met. 7 - Plans and written materials regarding the Cooper Slough Natural Area have been provided and reviewed. In April, the Planning and Zoning Board reaffirmed the City's Goals and Objectives and Land Use Policies Plan, by supporting 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 Final PUD. We are also requesting that the materials related to Waterglen. presented at the April 25 hearing be made a part of the record of the hearing on the Final PUD. Sincerely, �11'0 / 01 / Eldon Ward, President Cityscape Urban Design, Inc. Attachments - Waterglen Example Planning Criteria, Accessibility Map, Partial Transcript from March 7, 1994 P&Z Hearing, Applicable Point Charts. cc: Bill Reynolds, W.W. Reynolds Companies Libby Glass, W.W. Reynolds Companies Lucia Liley, March & Myatt WATERGLEN PUD, ALTE TE MULTI -FAMILY POINT CH - OCTOBER 5, 1994 DENSITY CHART Maximum Earned Criterion Credit IfAII Dwelling Units Are Within: Credit a 20% 2W0 toot of an existing approved neighborhood stopping center. . b 10% 6W loot of OnOXIS14 p transit stop C 10% 4000tool of an existing or ap$xovod toglonol shopping conlor. ' d 20%..,.. 35W toot of on existing orrosormd nolghbotfoodpork community pork orcorNnuNty toUlity. LUe 10% 1000tool of ascnook mooling oil the toquiromonls of the compulsory oducolbs n lcr oltho$Iolo of Colorado, �M f 20% 30W fool of a major omploymoni center. W is 5% 1000 tool of o child core center. 5 tT 20% 'Nalh'Forl Collins. 20 .i 20% The Cordial Ouskoss Dlslrtct. ' Aprolocl whose boundary Is contiguous to owstingurban dovolopmont.Godil maybe owned astotlows: ' 0%—Fa proloctswlose property boundary has 0 to 10% contiguity. 1 30% 10 to 15%-For proloclswhose ptopwty, boundary has to to 20%conligalty., IS to 20%—Fa ptotoclswhcw ptopoflyboundary has 20 to30'X conilgulty 20 to 25%—Fa ptoloctswhow property boundory has 301040%conllgulty. 25lo 307E—Fa projoctswhw proporlybosndorylos 40 to 50%conilgWly. IC It It can be domotsstroad that the project w@ reduce nwndonwwdbio onorgy usoogo either INaph the application of allolootivo onorQy fyslomsa lNoughca vn lied energy torso toter moaswosboyond that no maltynoqukod by Clrycodo.a5%bom rncybooamod Iw evoryM oductlon in energy too. Cakulalo o l%borusta ovory50 acios kohxlodln lhp pnojocl ' M Calculato the percentage of the total = as In the project that pre dovolod to roaoallonal use. enter 172 orihol porcontogo as a bonus. 24 . n If applicant con -Nis to presoMW permanonl ollslte openspoco that moots the CltyhmlNmum roqukemor"colculalotho percentage IN% 10 the total clovolopmrst ovoogo. enter this as a bonus. 20 of open space acreage percentage (Ilan G "CCZW� STQoz k n „ O 9p art or the Iola] dovebprnoN budget Is to be spent an neighborhood public transit Ixlalloswhich pro not olhomiso roqueod by City Code. . onlon2%borwsfaovery$1Wpordw•ollkguNIW031od ' tipad oltho totaldovoiopmonl budget is to be spent onnolghborood facilities and wMcoswNch too not otherwise roqutiod by0tyCodo. P enteral%bonus for every$100 par dwolling unit lrrxoslod . �• It a conxNlmont Isboing modo to dovolop a specified percentage of the total numbor at dwolling uNls for lowlncomo tom0tos, onto$ that Q percentage Ia borutup too modmumtN 30'%. It o conknilmont is being modo todevatop a spocillod percentage of the total numbor of dwolling units for Typo' A' and Typo Dhandicapped Z towing as do0nod by the City of Fort Collimcalcuate the bonus as lotlow Or Typow— .511mos 1�sts - M LLJ TypoW—t011mos TypoWuNls olio ri Innocoso ftU tho combinod borusbe grootor lhon 3076 0Ito silo orocgocont property contains on hlslork;building of pioco.o bonwmay be odrfod tot the IotbvA V 3% — Fa provonikV amillgolkV oulsido Intiuoncos (o.g.orMraynonlalloal uw.00$lholk.oconanlcond socU factors) od viso lolls S prowrvallarx 3%— Faasswlrglhotnowsl=kNosvAUbolnkoopkVvAthlhochwocloroflhobullclkVorpbco.whllowdtl4glolduNls 3% — Fa proposing odoplNo use of lho bulksing of pkx o lhotv4T1 toad to Ilsconllruonco, posomlionondimprovomonl in an opproprlalo motvor. Ito podtonaaltor the roqukod parking In the mulllplo forNty pioloct Ispraddod undorgrour4vvilhin the buiscI rp• alnonolosolod looking &trucksa ason occossmy use to the prknoryskuchxo.obonus moybo earned as fotiowa t 9%-Fwpxovid4V7S%amaooflhopoiNglnasliulto:' 6% — Faprovlding50.74%olihopakinginoslmlwo: 3% — Fw pioA hg 25.49%of Iho pmkkV Ina siruchao. U ItoconxNlmonllsboingmodolopxwidoopprwodwlomatkfuoodagul•Nngsyslonutalhodw9Wng unit"Mora bonus of 10%. 100 D.U. ON 14.57 ACRES = 6.86,D.U:/AC. TOTAL 69 TOTAL POINTS REQUIRED = 60 * WOULD APPLY ONLY IF THE CITY DOES NOT ACQUIRE THE PARK AND THE NATURE AREA. -30- WATERGLEN PUD N''T,TI—FAMILY POINT CHART — OC'"'!)BER 5, 1994 ` DENSITY CHART a sso Criterion Maximum Credit IfAII Dwelling Units Are Within: a 20% 2000 loot of on oxlsling oropptoved nolghfsorhaod shopping center. b 10% 6.',0 lootol on oxlsfing tonsil slop. C 10% 1000loot ofanoAsthgoropptovodsoglorwlshoppkVcontor. d 20% =loot of on orisling ortososvod nolghbothood pork community poNorcommunily locNtq. We 10% MCI foot of a Wiwi, moolho OR Iho rogtdtomonls of the compulioryoducation lows of [he State orcd«od , f 20% 30001oot of a major ompWmont conlor. 5% TWO fool of o dUks coo conlot. h 20% 'Noth'For1CoUU1s. .i 20% The coNrol Business 01sidel Aprojectwhose boundary Is contiguous to oxdslhg wbon dovolopmoN.Ctodl maybe oonod as Ioilows: 0%—Fa projects whom proporty bounaory has 0 to 10%connOuily.. 0% 1 10 to 15%-For proloclswhoso propoily bwrstlaryhos 10 to 20%conllgulty, 3:15lo20%—Fa wgoctswhoso proponybourndory has 20 lo30%aonllgulhl 201o25%—Far Woloclswhow property boxndontsw 3010 40%corj WM, 25 to 30%—Fa pfoJochwhos property boundary hos 40 to 50%contlgulty, ItilconbodomonsltbtodlhatthoptoloctvAUroduconontonowabioonotgyusoogoollhorihro h The oppUcolionOf allornollvo energy k systems or Ihrouphcommillod orwrgyconsorvafionmoossxos beyond ]hot normally roqukod WISYCodo,a5% borws Maybe oonod for ovory5%ioducllonin energy we. t Cokutotoal% barns forovory50000s 4scluclod InOw prolocl m Calculate the poicontogo of the loldodos hlho project hat me devoted to roaoatlonol suo,ontorV2 of that percentage ono borxa It the applicant commils to prowrving potmononi ollillo opon 3poco that moots the atys rNNmum toqukomon1s,caklulole the n at Ws oponspoco oaoo00 to the total dovolopmonl 0000go,onlor INtpotconlogo aso bows percentage U pal of thetotal dovolopmonl budgo19lobo spont on noighbothood pubic Ransil locAUlluswNchao not oUwrwlso roqukodbyC tyCode, n , i O . onlor 2%bonus la ovory$100 pot dwoUN unI kwoslod It pad of the lototdovofopmonl budgot 4 to bo soonl onnolghborhood fodUtios and services wNch oto not olhotwlso roqutrod byMyCodo, p enter al%bonus for ovory5100por dwolling unit hvoslod ' Ira commlimonl lsbokV made to dovolop a spodfred pesconago at the totalnumbot of dwoUkng unlls lot low Income lomMos enter that q percentage as a bony vp too mmumumd 307. Z Ifocommlmonl is boing made to dovolopa spoclUod porconlogo of the total rwmbor of dwolMg uNls forTypo'A ondlypo 7 hordlcoppod lousing os dolhod by Iho atyof Fod Cdkns cotcutalo Iho borws as Idiows: Or Typo'K= Slimes Tin M Typo 7-1.0limas Typa'0'uNis oliTfi Inno wso UvOlho comllinod botwsbo gtootor lhon3g%, U Iho silo cc adjacent propodyconlolm an hlstodcWHOhg or ploco, a bonusmoybo camod far Iho following 3%—..Forprovonlingamlligoingoulsltloh0uoncos(o.gor;&"mr4ationduso,aosiholkocononlcondsodoifxtols)adverse lolls ptosotvalion: S 3% — Faassuhg RwlrwwslrucluosvAUlwlnkoopingvAlhlhochooctorollhobuUahgopbcowtOoavotdhglolalsrNls 3%— Fafaoposhgodopltvouseof IhotxLk aplow IholwillloadtoIlscoNRwoxoprowrmlionondirWovomontNon opproprlalo mon nor. Ito podlonaollor the roqukod patkhg In the mulllplo famityptoJocl Is provided undotgrounclwinn Una bullding, orinon olovotoa poddng slascluo asonoccossorywo lathe ptkmotyskuchuo,o bonsumrn oybo 000d os lollowc } 9%-Faprovkslrng75%anwtoolihapakinginosltuchuo;' .67. — (o provkwV W74%0(Uw polktng In osttwluo: 3% — Faprovkdh025.49%oflhopoikhpinosi"hao. U ItaconxNlmonlRboNn,4dotoproNdo opprovod oulomolk No oxlingubNng systems for the Ow9Aing uNls.onlor o bonulofi= 100 D.U. ON 14.57 ACRES = 6.86 D.U./AC. TOTAL. TOTAL POINTS REQUIRED = 60 Earned Credit 20 24 -30- c WATT"GLEN PUD LOW DENSITY POIN HART 2* — OCTOBER 5 '1994 ` DENSITY CHART Maximum Earned Criterion Credit If Al Dwelling Units Are Within: Credit a 20% 2000 tool oton oshting of oppfovtsdnolghbothood stopping conlor. b 10% G50 (orslo(on oxlsting konsllsinp. . c 10% 4000 toot of on oidsling or opprovod foglonol shopping conlor. ' d 20% 3u00fool ofonuyhlftoriosorvedwig .hbahoodpafkconvnunlyporkacormwNtylocuiry. W/ a 10% 1000 toot of a schoolmoolingaq Iho roquliornonls of Iho wmpAsoryoducollon ksws of Ono Slolo otCotaodo. , f 20% 3000 too of a motor ompkrymonl conlor. r—V g 55% 1000 toot of o Chu cars conlor. 2 h 20'/0 -Nalh-ForlcollhL 20 ' .I 20% Tho CoNfal BurshossDlsltkL ' Aproloclwhoso bwndoryIs contiguous to orlsing wban dovulopmrsM.Godt moybo mnod tss follows '. 0%-Fa w pfoloclswhow proporty bndofyhos 0 to 10%conliqulty. 1 30% 101o15% 'For proloclswloso proporNboundoryhas'10 to20% conllgulry,, :15 to 20x—Fa proloclswloso propottybcunday has 20 to 30%danllpully, 20lo 25%—Fa prolmisv4ow ptoporty boundoryhas 3g 1040%wnlloWty, 231030%—Fa protoclswhospfoportybouoa y hos 401050%Cmit gully, k IfOwnbodanwomltolodlhollhoptoloclvAOroducown-ionowobloonorgyusoogoollhoriN h lhooppkotlonotallornalNoonotgy systomualhtoWhcanrNO rra odonorgycomormlionaswosboyondlholroimltyioqupod byClty Codo.o5%basusmayb000rnod la ovory5%fo6udlon h onagyuso. t Colcutotool%lorwstaovory5gaaoskx-Wodinlhoptoloc4 .2.86 m CplculatothoporconlogoollholoicAouochlhoprolocl=taodo ladiof ionoluso.ontoToflholpotconlogomaborws. 0.36 O Rho oppilcont conxNls to prosor&V pormrsnont oflstlo opon spoco ttot mools the aNsrrOnimnm roqukomonts,cokulato Iho pofconlago n of this opon spocts oaoogo to Iho total dovotopmrsidoctoago,ontor this porcoNago os o bows. OpalolRholocaldovrskgp nibudgolistobosponlmnolghborhoodpubUckonsltf=011oswNchmonotoltwrwlsoroqukodbyCilyCodo, n , r O . ontot 2%bocus for ovory$100pot dwolflng snllkwoslod . ' OpalollhololotdovolopmonlbudgolislobospoNonnolghbahoodtodillosondsotvkoswNchaorololhorwbowqutrodbyClry Codo, P onlota 1%bonus for ovory$100por dwolling uNt IrMslod OacamJlmonllsboIng dodo lodovol0p03p0driodpotwniogoof Rho lololnumborol dwolUng L"IslakovkwomolomIMosonlot Riot Q porconlogo os o borwA up to a mo&run of 307. , If acacsrNlrsnrsnl Is boing modo lodovotop a spod0od poiconlago of Rho lololnumbor of dw0111ng uNls for Typo'A oW Typo'Phondlcoppod Z housing os; dollnod try Iho Clly offal Collins,colculalo IN bonus os follows: Or Typow— Zomos Typo''smlh , M LJ.J Typo V-1.01knos Tyso'0'uni °'T�oTun sI— , Irmo costs shall IN combinod bonusbo gfoolor than30%, It Iho silo aocgoconl pcopodyconlolns on h4lalc bugding or ploco;o bonus maybo odrnod (Who following: 3% — FaptovonlingamillgolksgoulsidoWwncos(o.g•ofi korwnoNoLbflduso.00slhoOc,.0conorNcondsodoltaclas)ocNosso tolls pfosotvrlllon; S 3%— Faosswinglholnowslmclwosvabolnkoopingwilhhochaxtorotlhobuildkgapimo,whUoavoldingloldrsNls 3% — For proposing odoplivo use of Iho bulklhp orpleco Ihel MI lood to Its wnllruanco, prosorwlionond Impcovomonl In on opproprlalomamor, . Ile portion adiof Iho roqukod pakh0ln Iho mUlldo fanity proloclh prWdod undorgroundvAiNnRio bukilroa ion olovolod potting ' shucluto oson owossorytao to Iho ptinoryslruch4o,o borwsmaybo oanodos Iolksws: t 976 — Fapo.AcWV75%arnaootOwpaWnolnositu kno: • - . a% — nor provkMg50.74%ot tM porlhgln omuctwo; 3% — For ptovidrig 25.49%of Iho pakinp in a sirucuru. u 9a commilmonl Is bohg modo loprovldo opptovod culomallc Ito ox:VQA"ng systomsfor Oso dwpOhg sWls,onlura bawsa(10%. UP TO 507 D.U. ON 143.6 ACRES = 3.5 D.U./A,C. TOTAL 45.22 TOTAL POINTS REQUIRED = 30 * WOULD APPLY ONLY IF THE CITY DOES NOT ACQUIRE THE PARK. AND THE NATURE AREA. -30- WATERGLEN PUD LOG' DENSITY POINT CHART #1* — OCTOBER 5, 1994 >> DENSITY CHART Maximum Earned Criterion Credit IfAll Dwelling UnitsAre Within: Credit a 20% 2000 toot of on oxlsllno orapprwod nolghbothoodshopping conlor. b 10% 650 tool oton oxlsling ltanal stop. . c 10% 4000 toot of on oxhling o; opptovocl wglowl shWpN condor. ' d 206/o 3500too of an orlslln0 orwwryod notphboihood park convnwNN park or CommvNlyfacWly. 20 LUe 10% 1000 tool at a sUwokmoottng OR Iho loqukomonls of Iho compulsory oducolbn laws of lho 51010 ofColofodo. , <M f 20% 3000 tool of a major amploymont conlor. W g 5% 1000 toot of a04d coto conlor. 2 h 20% 'NoclWForl CoWns 20 • .I 20% Tho Control Wsslnoss Dhklol ' t nprolocl whoso boundorytscmliguous to oxhlkng wbon dmiopmoN.Cfodi moybo earned os tollowk ' 0%—Fa ptoioctswhow propodybound" has 0 to lox contiguity. J 30% . t0to15%-.Fapldoclswhosoptoportybourwlarybos1010 M%conf%my,, :15 to 20x—Fat prolochwMw poportyboundary hot 20 to 30%con1g 4h 20lo 25%.For proloclswhaw poporty batndoy hW 30 to 4O%Coniptily, 25 to 30'%—Fo pro)oclswhos propottybo"cwy hos 4010 507G conikMtf. k Itllmnbodonwnttralodlhallhopraloclwigtoduconon•roca bloonorgyusoogoollhoritu IItirooppllcalionotollOrnathroonotgy vAlonuallvoWhconwNldodomtgyCansomliona*muosboyondltwlnotmollyloqukalby9ty Codo,o5%borusmayb000rnod for ovory5%ioduclksnlnonorgyuso. Calculolo a M bonus for ovory500ctas IncWod In lhopto)oc4 '2 2 In CWculoloIho porconlogooflho total ocroslnlhoproloctthat andovotodtowcroollonol so.oNor V2o(lholporcondogoasabrown 10 n lflhooppkmlcomrr4isloprowMMpormananionsllooponspwolh6lmoolslhoCAY$rrdnkrunroqukomord,,WculalolhopolCoriogo of INsopon spoco ouoogo to Ina total davolopmunt ocsoogo,onlot INspotconlogo as a bonus. n r t a Y poriot Iho lolol dawlopmonl bWOol h lobo sponl m nolgtsborhood pubtlo korWI locMiloswhichoro ml oUwrv4zo roqukodbyGtyCodo, . onlor 276 bores tot ovory5100 pot dwelling Wf lnvoslod . ' P k pal of Iho total davokspnonl budood is lobo%Pont onnolghbothood toUAllas and soMcoswhIcharo not olhorwlto mqukod byclycodo, onlot i% bonus for dwolUrp lnvodod a ovory$100 pot tmlt q Ila commUmont hbokgmodo to dowlopo spoGfiod poiconlogo of Ina 10101 nurnbor of dwolling Wit to low lncano(amnion ontorUgt porcoN000asabonusuploorno.Inwmof30%. Z If a comilmonl bbokng modo lodovolopo spocinod potconlogo of Iho 10101 numbor of dwolAng Wls for Typo W Ondlypo'0'hondicoppod str housg m dofinod by Iho atyof fort CoMm coleutolo Iho borne os follows: Or Typo'A•— Samos T Is-I-t . TypoW—Wilms Typo•0•uNls 0 TuvT Inno caw than lho combinod bousbo Voalor lhon=L Q Iho silo or ad)oconl propody contains anhlslolo butlding or ploco,o bonus moybo odmod for Iha fotbvMa 3% — For provonling ormillgaling oulsido lntluascos (o.g. onvkomsonloMrsdvw, oosdhonc-ocasornicond social factors) adverse to 111 S .. prosorvvllorc 3% — For asusing[hot now slruchxosv4ubo In koopingwlih lho chaoclorot Iho building ofpksco,wh0a avatding lololWds 376 — FopomskngodoplNousoollho WkgNotplocalhoMlloodlollscwlirksanco.powtwlionOWknpovomonlinon . oppropdolomownot. Ito portion Oroliot Iho wqukod parking In Iho mulllpo family proloct Is provided undorgroun4v4lhln Iho bullding,o Inon olovolodpaWng thucturo man accossoty use to tho prknoryskuctwo,oboru% moybo oc rnod as Ionowc t 9%-•Fapwldkq7$7.amaooflhoporWnglnosltucuro;' 67. — rat psovkAng W-741A of Iho poising Ino structuro; 3% — Fa pga*2ng 25.497L of IN poking In a siruchxo. u It a conmllmonl is bokng modo topoNdo oppavod toulomallo fro oxlkng WWQ sysloms to lho dw9Wng Wl"Nor a bores ofl0•%. UP TO 507 D.U. ON 106.2 ACRES = 4.8 D.U./AC.. TOTAL 54 TOTAL POINTS REQUIRED = 40 * ASSUMING NEIGHBORHOOD PARK,AND COOPER SLOUGH ARE ACQUIRED BY THE CITY AS AGREED WITH THE PRELIMINARY PUD REVIEW. -30- that it is difficult for us to keep up with that change, and therefore we are always shocked into new things and making hard decisions because of that and finding conflict even within things that are supposedly well established and sometimes its necessary to make changes. Also I think that the City is working very hard and working very forthrightly on the part of the Council, the P & Z, the boards, the commissions andthe citizens that have taken part in comprehensive planning, affordable housing boards, neighborhood compatibility, just to mention couple of things. But we are in this particular situation, and here are some really shocking statistics. No matter who you might go to, and it ranges from 2,000 to 4,000 units that are needed right now at this time in the affordable housing area and that's for the whole continuum. From what we have been able to figure out, and I'm also a member of the Larimer County Affordable Housing Task Force, so we've been trying to figure out what's our score on trying to meet some of this. By including every single thing that has been planned, including the total of 550 units in Water Glen, the closest we can come is somewhere between 850 and 900 units of that basic 2,000 units. This means that we are now in the place of never again of having what they call a housing cycle. We are in a continuous state of needing to try to catch up. And therefore anything that can be built that particularly, and this is the most important thing, that anything that can be built that is a quality, comprehensive neighborhood development, that not only includes a wide spread of housing, and this particular project includes the widest spread of housing within the housing continuum that has yet been proposed in the whole area of Fort Collins, but it also includes neighboring conveniences. It also includes community activities. It also includes environmentally sound amenities as well as the people kind of amenities. Therefore I strongly support this project. I believe this is on the very cutting edge and that we need in Fort Collins to establish a new level in which we are looking at what is happening and that the City needs to encourage quality, comprehensive ..,.neighborhood developments. I want to just make a quick example of a couple of things. Just this last Friday in the Denver Post there was a survey of master -planned communities and the description of those in no way comes up to the quality of this particular one. I think Fort Collins can be on the edge of really showing people how you can do comprehensive neighborhood developments. one other thing, I was talking to Gina Janett who had some complaints about people and the traffic and one of the people that was talking about the terribleness of trying from southwest Fort.Collins to his job at Anheuser Busch is I think a very good example of how transportation can be reduced as some of the problems particularly for the number of people that are employed at Anheuser Busch if they had an opportunity to have housing nearby. Thank you. happen to be President of the Northeast Business Association. although I am not speaking on their behalf. I also feel that we need this in Fort Collins. If you look at where the city is at and what some of the manufacturers, some of their situations, even out in the airpark area and other areas, you'll find that a lot of their work force cannot live in Fort Collins and so they have to commute in, and so this place is a great strain on our transportation system, our roads, and also the quality of air. The aesthetic value of I think what this will provide, if you can look up and down Interstate 25 you'll find that there is really not a lot of areas that would have this landscaping, so I think aesthetically that it would be beneficial. It's just real important I feel that for the economic base of Fort Collins to continue, we need something that first time buyers, many of us have been in the situation trying to afford a home for the first time, is that we need something of this kind. So I'd like to see you support that. Thank you. JAN COTTIER: Is there anyone else after this speaker? SISTER MARY ALICE MURPHY: I'm Sister Mary Alice Murphy. I am the Director of Care Housing and we are trying to build affordable housing for the working poor but we are also trying to advocate for a wide variety of people that need housing and aren't confining ourselves just to those people who are defined as working poor. I think what's important is that we have a continuum of housing in this community because we have a continuum of incomes in this community, and unless we want to become an elitist town that only choice people, and you have to have your own definition of what choice means, can live here, then we end up with having only fairly well-to-do people that can manage to afford homes in this area. So what I think the developer is trying to do is trying to is build affordable housing with amenities for people that are in the moderate income bracket and some lower, and that kind of concept is important. The other important part about this is that they really tried to design a neighborhood with the opportunity of being able to have children go to the same school, friends that are made and be able to move up without having to move out of a neighborhood. And I think that that's got some value to it that perhaps we don't see in any other segment of town. So I would ask you to look at this as something that's really going to meet the needs of a lot of people that would really be helped by this effort. And it takes a lot of enterprise, I know from trying to build low end housing how very costly it is, so whatever help we can give to people to help them to build housing that people in fact can afford, is something the community will benefit from. JAN COTTIER: Thank you, Sister Mary Alice. LOU STITZEL: My name is Lou Stitzel. I have -lived in Fort Collins for 35 years. I've been in housing for 25 of those years, affordable housing. I think that I have 5 quick major points to make. One, we are existing, all of us within Fort Collins, ina change/shock kind of situation. Change is happening so rapidly those, 40 of those are out of town., again Mountain Range Shadows, Countryside Park, Wellington. I talk to people every day who can afford a house under $100,000 but I cannot find them anything to look at and I cannot find them anything to purchase. In most cases, they are paying more in rent that it would cost them to purchase a home. These are young families working and living in Fort Collins right now. What WW Reynolds is planning on building and providing to this community simply does not exist in today's market. Anything you could do to help them provide it would be greatly appreciated. Thank you. MARK GABBERT: My name is Mark Gabbert. I am currently residing on Second Street in Wellington. I would like,to do two things, one just provide another profile of a family that would benefit from this type of a project and the second thing would be to share with you the experience I had moving, trying to move into the Fort Collins community last spring. In terms of the profile, I am a college graduate, graduating from Concordia College in Nebraska with a Bachelor of Science and Education in 1982, then with a Master of Arts in Education and Theology from Concordia College in River Forest, Illinois in 1986. My family consists of myself and my wife and two children, an 8 year old and a 6 year old. We moved here to serve as Director of Christian Education at St. John's Lutheran Church in Fort Collins last spring, spent the summer commuting from my parents house in Lakewood, Colorado because of the difficulty of finding anything in the Fort Collins area. It took us several weeks, actually over a month of daily searching to find a place to live and we ended up putting a bid on a home in Wellington. We had first looked at Wellington when we first came out here and decided it was too far away, but after seeing what was the situation in Fort Collins, we had second thoughts. The home went on the market, by that evening seven people had looked. By later that evening, three of us put offers on the home. Three of us put the offers down; ours was selected because we put the offer at the asking price. Later after appraisal, which demonstrated that the value of the home was actually less than the asking price, the price of the home came down a little bit. I think all of that gives you a sense of the urgency of a project like this for a family like mine that had home ownership in Wisconsin for three years. The only reason we were able to make even a lateral move in terms of the quality of housing was the decrease in mortgage rates. So I want to encourage this project, acceptance of this project. I think its a shame that people such as myself in a service oriented profession find it so difficult to live within Fort Collins. My job calls for a lot of commuting; I like to be available for the families and the youth that I serve and sometimes that means two or three trips back and forth a day, with a 26 mile round trip, about a 20 minute drive. It would have been very nice for our family to have an opportunity like this when we were looking last year. MIKE BUDERUS: Thank you Madam Chair and members of the Board. My name is Mike Buderus. I happen to be a native of this area. I grew up not too far from where this proposed site is. I also 1 is waiting lists and that is allowing us not to be able to get in as soon as we would like to. I find the rental properties here in Fort Collins are extremely high and the guidelines for living in them are real limited. Unfortunately most of the rental units that are so high, they're limited as far as being able to have pets or having parking space availability. With the project that is going to be developed by WW Reynolds, although it's gonna be far out there, most of the families that are purchasing homes outside of Fort Collins are commuting anyway just to be able to work in the area here in Fort Collins. I feel that the Water Glen project would allow many families to purchase affordable housing and yet be able to live in the City of Fort Collins and still not have to commute as far as Longmont or Loveland. Thank you. JAN COTTIER: Thank. you. LINDA NORTON: Good evening. I'm Linda Norton. I'm a Certified Residential Specialist. I'm a graduate of the Realtor Institute. I am a Master Associate with Realty World. I am currently the President of the Fort Collins Board of Realtors. I come to you this evening as a realtor that has been selling houses since 1988, and I sell primarily to first time home buyers. What I'd like to do is give you some information, not just from one company, but from the entire Fort Collins Board of Realtors as far as housing in the City of Fort Collins. So that you know that I am selling what some might consider affordable housing, last year the average sales price in Fort Collins was $116,000. My average sales price was $67,000. I sold a lot of little houses. The banking community in Fort Collins, First Interstate has been mentioned, Norwest Bank is another one, they have stepped up to the plate with community reinvestment programs and there is also CHAFFE money, bond money through the state, available. There is very few homes to use this money on because the highest end for all of that money including the CHAFFE is $85,000. These homes simply don't exist in the Fort Collins market today. New construction under even $100,000 as you've heard is even rarer. In the real estate industry, those of us still dealing with affordable housing are having to redefine it. Let's look at some statistics. In 1992, 2,566 residential homes were sold in Fort Collins; 1072 of those were under $100,000. That was in 1992. Of those, 146 were considered out of town, Wellington, Mountain Range Shadows, even Countryside Park, in our map area, that's out of town. In 1993, 2424 residential homes were sold. Only 581 of those were under $100,000 and almost 200, 195 exactly, were out of town. By the way, only 36 of those were under $100,000 and newly constructed. As far as active listings today, and you've already heard a little bit about that, and I did this last week, I didn't have a chance to update it so this active listings as of last Monday, 311 single family listings appear on an active search. On our computer an active search includes those under contract waiting for loan approval. So in fact realistically almost all of those are already under contract and not available for anything except as back up from somebody else interested in those. Of those 311 active listings, 72 are priced at under $100,000 and of those only 9 of those are new construction and of r ELIZABETH MALONEY: I'm happy to have the opportunity this evening to speak to you. My name is Elizabeth Maloney and I reside at 1309 City Park Avenue in Fort Collins and I am testifying this evening on behalf of the Larimer County Affordable Housing Task Force. We as a Task Force have heard several presentations of the proposed Water Glen project.. We are convinced that this is an affordable project for a segment of the population in Fort Collins in need of housing. Water Glen would provide houses for sale in the price range from $71,000 to $100,000. It will also provide rentals. Recently I perused some of the real estate supplements in the Fort Collins Coloradoan. The centerfold of one of these supplements listed houses over $184,000 on one side and on the other side houses under $174,000. The houses under $174,000 included only five houses below $100,000. Under new construction there were 68 houses listed. Nothing was listed under $139,000. Under residential property, which in fact were existing homes that were for sale, there were 103 listings. Fifteen were listed under $100,000. Nine of these were in the $90,000's, and then there were two each in the 801s, 70's and 601s. I think this demonstrates what our housing market is like; I'm sure we're all familiar with this. People earning minimum wage cannot enter this market. In fact they cannot enter this market until they earn somewhere around twice the minimum wage. Fort Collins, if it continues in this direction, will become a community of affluent people because the rest of us will not be able to afford housing in this market. We feel on the Task Force that we need this project to help to reverse this trend. We hope that in the process ways will be found to keep a project like this affordable in the future. Thank you. JAN COTTIER: Thank you, Mrs. Maloney. You can speak from both podiums so one could sign in and be ready while another is speaking. JULIE DURAN:. Hi, my name is Julie Duran. I'm a native here in Fort Collins. I recently just graduated from college. I work for the Mountain Prairie Girl Scout Council. My husband is a contractor here in Fort Collins and we have recently discussed purchasing a home. Unfortunately after graduation its been very difficult to try and purchase a home here. We do not make the amount that we would like to be able to purchase a home. I believe with WW Reynolds project, this would be beneficial to very many families. I am very familiar; I discuss a lot of this situation with many of my other friends who are also in the same situation that I am in and they are also in the upper middle class level and are in the same situation of not being able to purchase a home. I recently spoke with my real estate agent and we are trying to purchase a HUD home, unfortunately there is no HUD homes available in the Fort Collins area either with so many families moving in from out of state, its leaving us, natives, not being able to purchase any homes within our substantial income. There is a lot of homes in the Loveland area, HUD homes in the Loveland area, there is plenty in Longmont, but unfortunately there is not any in Fort Collins. So we are having to look into trying to get into some other affordable housing which, basically at this time, there WATER GLEN PUD OVERALL DEVELOPMENT PLAN AND PRELIMINARY Item #22-23 Partial Transcript of Planning and Zoning Board Hearing March 7, 1994 ROCHELLE STEVENS: Good Evening. I am Rochelle Stevens, the Executive Director of the Fort Collins Housing Authority. Our mission at the Housing Authority is to attend to housing opportunities for the low and very low income families, senior citizens and physically and mentally challenged persons. Our programs are for the most part geared to providing assisted rental opportunities with federal, state and local grant funding and financing. Currently any new funding allocations from the U.S. Department of Housing and Urban Development focuses on family self- sufficiency strategies. Not only do we provide assisted housing, but we encompass a holistic approach for families by assessing required education and vocation opportunity, enhancement and life skills and this is to enable skill enhancement for families to mainstream into non -dependency on public programs. Many of our Fort Collins Housing Authority assisted families have reached that upper end of rent contribution levels. Yet the transition from rent payments to home ownership mortgage payments in Fort Collins is stymied because of the economic reality. There is a huge gap between. rent payments and the possibility of purchasing to make mortgage payments. Our local conventional lenders, and specifically I was given permission to use First Interstate Bank, has created a 3% down payment mortgage product specifically for eligible income borrowers and those that would be at 80% of median. And when I talk of 80% of median I use the $42,600 annual income as the median income for Fort Collins, which would put a family of four at 80% at about $34,000.. The economic reality is that such a first time home ownership opportunity does not exist below the $100,000 mark. The proposed development that's before you today promises to offer responsible working families an opportunity to opt for home equity through home ownership. The benefit to the rental market is that the rental unit occupiers would move up to home ownership and.then free up rental units for individuals and families both who require subsidized and non -subsidized units. My support and endorsement this evening is for this development concept as proposed by WW Reynolds & Company because it will provide home ownership opportunities below the $100,000 mark. Thank you for listening. JAN COTTIER: Thank you. Come forward, we'd like to hear what you have to say. , 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 (HANNA 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 _797=13FREINE ROAD) 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. 9.6 mi. TIMNATH ELEMENTARY 6 min. 4.0 mi. CSU 13 min. 6.1 mi. COMPARISON: SPRINGFIELD COURT (TAFT HILL & ORSE 00 ) 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. 1 % WATERGLEN FORT COLLINS ' ACCESSIBILITY TO COMMON DESTINATIONS COLORADO .-•: :•• •, . , �_J .• ,-..__,••' � DESTINATION DRIVE TIME DISTANCE ' WATERGLEN ,.::::::•:•::::.::::::<•:: �:::: - I A: `'OLD TOWN 7 min. 4.0 _ �:.:::::::.::.::;:<-:::::;:<:::::.. �:.�_•. __ Yo SITEGRANADA:::::, ,45 ------: - :,•:•:;::::::;:;•: •:::<:. .. ; r- 1g, ALBERTSONS 8 min. 4.2 mi. HEIGHTS ::•>:::'::•::::•:;::•::•:•::•::•::.. �- 1 1 1 1 f:':� ��:•:�::::...:::.� •:,:-� C. ;, P.V.H. 8 min. 4.4 mi. - 5 min 2.8 mi I. I =•({:•.:::•::::•:::::•:.... 2O /O D.AIRPARK _ 1 r - ::::. •::::::::: . ,...., .:....: ........ . •::.c:•: ::::::::::::. .: •:: •::::::•:::: � E. HIGHWAY 14 1� , ::::::. :;;; <:::•:::::.. :.:::...:.:..: ,MOTEL AREA 2 min. 1.5 mi. ]y,. ---' ' J __ ::::.;;::::t::>: :•.:::•::.::•>::. s ��{[(�...........::: /O 1 :.; 1; ::.Y :•: :'J:,.' •::::: V:,: :': I'::•: l:':ti'::\•h•/: :•:::: 54 :•:'1 ::\•.,\•i ' •.wNMMM 2, al u..,.'t.:':;.. ,_.:.'. i.: .'.._...;- ;:5:::• ::^•::i : 3 :: :< :;i:; :; >:; . ;:. ;Ei '...X, ': ii<':::i c:>`i: F. PROSPECT EAST/ ::...y. ,,� T�i`.. .::.::::: ....:::. . •:::::: ..: •:::::..;; :;•:. is <• ��:•::•::: -- "-SEVEN LAKES 6 min. 3.6 mi. .. \ . h•. : :•: :': ':'.ti ::':. • :•f: '.V: •.::•:1ti•i•::. 1. :: '.'::::::. •::. :::::::. ::: y ...: Y::: •.•. � :.: .. J.� . - .. �: %;;:•::;>• +I++......t. :............ :;,•.:: •:;•::;•>:•::•;:•:...:....:.,:. G. ' F. C. H . S . 9 min. 5.9 m i . ':•.... . ;::. :.. � ::::;::::2 ::;• .. FASHION MALL 12 min. 8.7 mi. H. 'FOOTHILLS J. HEWLETT PACKARD 9 min. 6.3 mi. i � �♦:`: ___-- K NHEUSER BUSCH 3 min 1.8 mi. . T-�_ , _.il_ ':� �.,,_ ...___�'1Y■ i.. �- t r.•,e '. .cam-C� ,- .. 1 � _ ,. \\. ' -r_ 2 7. • , , � ..-„' y a � .. •fir/.- , ♦�, C.O1fi-T -.Ir r--•:. .1 ?.e.'F�"' E �/ I 1 `:`--' li.. ; - ���i' _ 1 IT ryr ' + - .vim ./ . ' 1 t , it ! �. • 11 - _ - _ _ J 1 \`I , I ,1�•1k i). , .t IA it �' �. ,t �1�1� 1 •„��. .� � `:��'',� 1 � , � Li ,� -�'•., t i �1 .11 �. i•�. _ �_r.,u ��I_ •.r T ;_ a 1 ♦ . 3 -.._ '..-.�_. T9�. '. lam. -a 1 i=�.}•�1 ♦-rr - /`^'_�- 1 ! . c sue• -.�- - 1' 1 i `' _ - c_--- -' cHARMPNY- - I Lit 2 VILLAGE ' ----r----------- -_1 ,---- - - , 1 --- , L. •TAVELLI ELEMENTARY 7 min. 4.2 mi. M: 'CSU 11 min. 5.2 mi. \1 \ .. 1 i It • `J urban design, inc. 3555 stonford nod, salt. 105 fort eolM., w1orodo 80525 (303)226-4074 i A Mixed Use/Affordable O HousingCommunity mY O O O ACCESSIBILITY MAP mys e��lel1 ftww@ urban d.aign. Inc. `tlif PHYSICAL ECONOMIC CULTURAL 0 MUCH: OF THE AFFORDABLE DETACHED 0 OVER 50% OF LOCAL JOBS PAY $7.50 0 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 OTHER OUTLYING LOCATIONS. O NEW, STICK BUILT, DETACHED HOUSING O THERE IS A RECOGNIZED NEED FOR IN FORT COLLINS IS NOT AFFORDABLE AFFORDABLE HOUSING IN FT. COLLINS. Ems, O WATER, SEWER, AND OTHER UTILITY/ TO LOW & MODERATE INCOME FAMILIES. �j INFRASTRUCTURE IS IN PLACE, ON SITE. 0INFRASTRUCTURE COSTS AND DEVELOP- ©EXISTING NEIGHBORHOODS OFTEN FEEL THREATENED BY PROPOSALS FOR LOW MOST LOCAL AND REGIONAL EMPLOYERS MENT FEES REPRESENT A SUBSTANTIAL AND/OR MODERATE INCOME HOUSING. r�O ^�1 ARE NEARBY, OR READILY ACCESSIBLE PORTION OF THE COST OF HOUSING. TO THE SITE. OAS LOWER INCOME FAMILIES' SITUATIONS O LAND 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. O CREATE 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 O RECOGNIZE FUTURE MIXED LAND USE & O REDUCE DEVELOPMENT, CONSTRUCTION, NEIGHBORHOOD PRIDE AT WATERGLEN. TRANSPORTATION OPPORTUNITIES IN THE AND MAINTENANCE COSTS. NORTHEAST AREA. O CREATE AN AESTHETIC, INTERESTING OVARY REGULATIONS THAT WOULD CAUSE ENVIRONMENT WITH OPPORTUNITIES FOR OINCLUDE A VARIETY OF HOUSING TYPES COMMUNITY WATERGLEN TO PAY MORE THAN ITS SOCIAL INTERACTION. & 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. OUSE 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. Q) PEDESTRIAN CIRCULATION. OUSE T.I.F. OR OTHER CREATIVE MEANS OGIVE NEIGHBORHOOD RESIDENTS PRIORITY O SEPARATE EXTRANEOUS TRAFFIC FROM OF FINANCING OFF -SITE ROADWAYS. AS NEW OR EXISTING HOUSING BECOMES NEIGHBORHOOD TRAFFIC. I I AVAILABLE AT WATERGLEN. October 21, 1994 City of Fort Collins Planning and Zoning Board P. 0. Box 580 Fort Collins, CO 80522 Dear Board Members; coKn@@P91 urban design, inc. 3555 stanford road, suite 105 fort collins, colorado 80525 (303) 226-4074 FAX (303) 226-4196 The Planning and Zoning Board approved the Waterglen ODP on March 7, 1994, and approved the Waterglen Preliminary PUD on April 25th; thus establishing the land use, density, and layout of the site. The Final PUD being considered by the Board on October 24th is consistent with the approved Preliminary, has satisfied the conditions of preliminary approval, and has completed the technical review process as required for a Final PUD. For the benefit of the Board Members who were not present at those meetings - and for the review of the Board Members who were - we would like to take this opportunity to summarize the key attributes of the Waterglen project: * This 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 will, 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. * Many of the people who are interested in living at Waterglen have previously had to go to more outlying locations (Wellington, Mountain Range Shadows, Windsor, etc.) to find affordable detached housing. * 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. The Planning and Zoning Board approved Waterglen, not just because it proposes less costly housing, but because it stood 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.