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WATERGLEN PRELIMINARY PUD PAGE 2 OF 2
LAND USE BREAKDOWN
October 25, 1993
MULTI -FAMILY:
Area
Gross
548,420.40
sq.ft.
12.59
acres
Net
487,746.40
sq.ft.
11.20
acres
Dwelling Units
2 Bedroom Units
158
units
Other
0
units
TOTAL UNITS
158
units
Density
Gross
12.55
du/ac
Net
14.11
du/sc
Coverage
Buildings
156,420
sq.ft.
28.52%
Street R.O.W.
60,674
sq.ft.
11.06%
Parking & Drives
166,420
sq.ft.
30.35%
Open Space:
Common
157,874
sq.ft.
28.79%
Private
7,032
sq.ft.
1.28%
TOTAL OPEN SPACE
164,906
sq.ft.
30.07%
Floor Area
Residential
197,500
sq.ft.
Minimum Parking Provided
Garage/Carport
158
spaces
Other
131
spaces
TOTAL VEHICLES
289
spaces
1.8291
spaces/unit
• NOTE:
Garages and/or driveways will accomodate
handicap, motorcycle, and bicycle parking
Maximum Building Height
36
ft.
SUMMARY:
Site Area Totals
Residential
99.6
acres
Neighborhood Park
11.5
acres
Cooper Slough
9.9
acres
Regional Drainage
7.0
acres
TOTAL AREA
128.0
acres
Residential Area
Gross Residential
4,336,398.0
sq.ft.
99.55
acres
Net Residential
3,527,966.0
sq.ft.
80.99
acres
Dwelling Units
Single Family
368
units
Multi -Family
158
units
TOTAL UNITS
526
units
Solar Oriented Lots
241
units
65.49%
of Single Family
Density
Gross
5.28
du/ac
Net
6.49
du/ac
Coverage
Buildings
666,270
sq.ft.
15.36%
Street R.O.W.
808,432
sq.ft.
18.64%
Parking & Drives
489,845
sq.ft.
11.30%
(including garages)
Open Space:
Common
1,337,249
sq.ft.
30.84%
Private
1,034,602
sq.ft.
23.86%
TOTAL RES. OPEN SPACE
2,371,851
sq.ft.
54.70%
Floor Area
Residential
726,250
sq.ft.
Minimum Parking Provided
Oamge/Carport
894
spaces
Other
160
spaces
TOTAL VEHICLES
1054
spaces
2.00
spaces/unit
Maximum Building Height
36
ft.
WATERGLEN PRELIMINARY PUD
' LAND USE BREAKDOWN
October 25, 1993
MANUFACTURED HOMES:
Area
Gross
Net
Dwelling Units
Single Family
Other
TOTAL UNITS
' Solar Oriented Lots
Density
Gross
Net
Coverage
' Streett RR.00.W.W.
Parking & Drives
(including garages)
Open Space:
Common
Private
TOTAL OPEN SPACE
Floor Area
2,690,701.20 sq.ft.
2,136,551.20 sq.ft.
297 units
0 units
297 units
209 units
PAGE 1 OF 2
61.77 acres
49.05 acres
70.37%
4.81 du/ac
6.06 du/ec
400,950
sq.ft.
14.90%
554,150
sq.ft.
20.60%
245,025
sq.ft.
9.11 %
835,318
sq.ft.
31.04%
656,258
sq.ft.
24.35%
1,490,576
sq.ft.
55.40%
Residential
400,950
sq.ft.
Minimum Parking Provided
Garage/Carport
594
spaces
Other
0
spaces
TOTAL VEHICLES
594
spaces 2 spaces/unit
• NOTE:
Garages and/or driveways will accomodate
handicap, motorcycle, and bicycle parking
Maximum Building Height
36
ft.
Setbacks (unless otherwise noted)
Front
12
ft. (15' at garage doors)
Side
0
ft. (10' min. between buildings)
Comer Side
8
ft. (1 Vat garage doors)
Rear
0
ft.
MODULAR OR CONVENTIONAL HOMES:
Area
Gross
1,027,580.40
sq.ft.
23.59
acres
Net
843,872.40
sq.ft.
19.37
acres
Dwelling Units
Single Family
71
units
Other
0
units
TOTAL UNITS
71
units
Solar Oriented Lots
32
units
45.07%
Density
Gross
3.01
du/ac
Net
3.66
du/ac
Coverage
Buildings
106,500
sq.ft.
10.36%
Street R.O.W.
183,708
sq.ft.
17.88%
Parking & Drives
63,900
sq.ft.
6.22%
(including garages)
Open Space:
Common
301,157
sq.ft.
29.31%
Private
372,316
sq.ft.
36.23%
TOTAL OPEN SPACE
673,472
sq.ft.
65.64%
Floor Area
Residential
127,800
sq.ft.
Minimum Parking Provided
Garage/Carport
142
spaces
Other
0
spaces
TOTAL VEHICLES
142
spaces
2
spaces/unit
• NOTE:
Garages and/or driveways will accomodate
handicap, motorcycle, and bicycle
parking
Maximum Building Height
36
ft.
Setbacks (unless otherwise noted)
Front
15
ft.
Side
5
ft.
Comer Side
12
ft. (15' at
garage doors)
Rear
10
ft.
WATERGLEN PUD
OVERALL DEVELOPMENT PLAN
LAND USE BREAKDOWN
October 25, 1993
SITE AREAS:
RESIDENTIAL
97.95
AC t
COMMERCIAL/INDUSTRIAL
39.40
AC t
NEIGHBORHOOD PARK
11.52
AC t
COOPER SLOUGH OPEN SPACE
9.85
AC t
REGIONAL DRAINAGE TRACTS
7.08
AC t
TOTAL
165.80
AC t
WATERGLEN PUD
PROPERTY DESCRIPTION
October 25, 1993
A tract of land situate in the East 1/2 of Section 4 and in the
North 1/2 of Section* 9, Township 7 North, Range 68 West of the
Sixth P.M., Larimer County, Colorado, which considering the South
line of the said East 1/2 as bearing N 88*51120" W and with all
bearings contained herein relative thereto, is contained within
the boundary lines which begin at the South 1/4 corner of said
Section 4 and run thence along the West line of the said East
1/2, N 00-02108" E 1135.36 feet; thence N 41'52158" E 218.05
feet; thence N 31*16152" E 161.04 feet; thence N 13*47137" E
89.26 feet; thence N 05056' W 157.65 feet; thence N 16'52' W
499.15 feet; thence N 21*33105" W. 78.30 feet; thence
N 16'18'40" W 71.95 feet; thence N 11'12'47" W 94.94 feet; thence
N 08048'43" W 91.40 feet; thence N 03'22'45" W 118.87 feet to the
center 1/4 corner of said Section 4; thence N 00'03125" E 140.00
feet; thence N 89*34115". E 15.00 feet; thence N 36*54115" E
200.00 feet; thence N 55*54115" E 200.00 feet; thence
N 68034115" E 100.00 feet; thence N 86.34115" E 1900.00 feet;
thence S 88*25145" E 92.96 feet to a point on the West
right-of-way line of Interstate Highway No..25; thence along said
West right-of-way line, S 00'26'.W 301.42 feet, and again
S 00'44' E 289.36 feet; and again S 00*41155" E 2535.94 feet, and
again S 85*53115" W 568.20 feet, and again S O1'08140" W 60.00
feet to a point on the South right-of-way line of East Vine
Drive; thence along said -South right-of-way line, N 88'51120" W
1849.88 feet.;. thence N 00002108" E 30.01 feet to the point of
beginning, containing 167.0706 acres more or less.
Adak Waterglen Pre,'6iminary PUD
DENSITY CHART
Maximum
Earned
Criterion
Credit
IfAIIDwelling UnitsAreWithin:
Credit
a
20%
200o feet of anedstN or approved neighborhood slapping center.
b
10%
650 feel or an existing transit stop.
C
10%
4000 feet of an existing a approved regbnoi dapp;Ncenter.
d
20%
3500feetofan edstlng orreseved neighborhood porkcdnnwNNporkorcommunityfoUllry.
We
10%
1000feetof oschoolmeetirgau the requirementsof the compulsoryeducaikmkrvs of the stcleofcolaodo.
Qf
20%
3WO feet of o major employment center.
20
�++
9
5%
1000feet of a child care center.
h
20%
*Wh'Fort Collins
20
i
20%
The Central&alness District.
A project whose boundary Is contiguous to existing urban development. Credit may be earned of follows
0%- For projects whose property boundary has 0 to 10% contigWM
30%
10 to 15% —For projects whom property boundary has 10 to 20%conNOWtf,.
:151020%—Far
1
projects whose property boundary has 20 to 30% contiguity:
20 to25%—For projectswlase property boundary has30 to 40% contiguity:
1 8
25to30%—For projeclswhosproperty bourxloryhas 40 to 50%contlgu lty,
k
If It can be demonstrated final the project will reduce non•renewoble energy useogeeither thrClthe application ofalternative energy
sptemsortNorghcomminedeneWcarmr4Wionmea mbeyond MdnwmoWfequtredbyNCode.as%borne rraybeeamed
for every5%reduction in energy use.
Caka4ate a l% bonus for every 50 o cres Mckaed M the project.
2
m
Calculate the percentage of Me total aces in Me project that me devoted foreaeatlonal use.enter War that percentage asa bones.
27
It the applicant commisto preserving permanent onslte openspaoethat meals the alysminimum requirements cabcutate the percentage
n
orthbopen space acreage to the totoldeveloprneni ocreoge.enterthispercentogeas a bonus.
e portal the total development buoget Is lobe spent on neighborhood public transit f aci ff les which are not otherwise required by aty Code,
O
enter2%bo forevery5100perdwoMrig nllkwested
e porl of the total development budget's to be spent on neighborhood f ocNes and ser A ores whlrh ore not oRarwlse requhed by aty Code,
forevery$100 dveNnguWf invested.
P
enteral%bonus per
tracommitment sbeing mode to develop a specified percentage of the total number ofcl elllgWts for low Income lomlliesenter that
q
percentage as a bonus, up to a maximum of 30%.
Ba commitment sbeing mode to develop a specified percentage of" total number ofdWeWng units for Type' A" and Typew handicapped
Z
housing as defined by it* airy of Feat Collins calculate the barns as fdlowl :
Or
Type'A'— Sings T
M
L.LI
Type B'—Wtlmes Type'rwm
oar
,
M ro core sholl the com pined barns be greoler than 30%.
it the site orod)acent propeM contoim on hstorbc building orploce, a bonus maybe earned for the following
3% — Forpreventinp ormitlgoengouside infkar ces (e4er Ntm lentaLtarW use,aesthetic; e=wW oncisodd fWas) o&mm foM
preservation;
S
3%— Forassurinpralrsewstrucluresw@be Inkeepksgwith the charocterW k&a the bulgploce,whlo l un avolding loll
3% — For proposhgodoptive useof the bultai gorplace flatwW lead tolscontlnugrace•pres rvWmondinVovementinm
approprkstemmaer.
ifoportbnordloflhorequiredpaMngksrmmdtiMefarrnfyprole tbprovaedun0egrau KLvAINnttabLgkkg,orinmelevvtedpodding
strut lure as on accessory use to the primaryskuchre• a bonus maybe earned as follows:
t
9% — FmprovkWV75%oroeoflheporWrginoshudwe:
6% — FaproAdkV50-74%dlhepoWkQinostnrchme:
3
3% — Forprovidng25.49%dlhepo*kQinoslnxhae.
u
OacorrvNlmenlbbe4grodetoproNdecppromdwamaMcfeeedMgus*VMtemfa#edwetlirg WtLenterabouofIM
TOTAL rg o
-30-
- WatergleWreliminary PUD
ALL DEVELOPMENT: NUMBERED CRITERIA CHART
ALL CRITERIA
APPLICABLE CRITERIA ONLY
CRITERION
u 1M «Reran opplicoble?
Wit the criterion
be soflslled7
If no, please explain
a
Yes No
NEIGHBORHOOD COMPATABILITY
1. Social Compatability
X
X
2. Neighborhood Character
}L
3. Land Use Conflicts
4. Adverse Traffic Impact
..,.......
PLANS AND POLICIES
5. Comprehensive Plan x X
PUBLIC FACILITIES ✓t< SAFETY
6. Street Capacity
7. Utility Capacity
X
8. Design Standards
X
X
9. Emergency Access
X
10. Security Lighting
11. Water Hazards
RESOURCE PROTECTION
12. Soils & Slope Hazard
X
X
13. Significant Vegetation
X
X
14. Wildlife Habitat
XX
15. Historical Landmark
16. Mineral Deposit
17. Eco-Sensitive Areas
X
18. Agricultural Lands
X
ENVIRONMENTAL STANDARDS
19. Air Quality
-
;.
20. Water Quality
X
X
21. Noise
X
22. Glare & Heat
x
23. Vibrations
24. Exterior Lighting
25. Sewages & Wastes
X
SITE DESIGN
26. Community Organization
27. Site Organization
X
X
28. Natural Features
x
X
29. Energy Conservation
30. Shadows
X
X
31. Solar Access
x
X
32. Privacy
X
33, Open Space Arrangement
34. Building Height
X
35. Vehicular Movement
X
X
36. Vehicular Design
37. Parking
38. Active Recreational Areas
X
X
39. Private Outdoor Areas
X
X
40Pedestrian Convenience
X
rian Conflicts
caping/Open Areas
X
X
capingBulldings
X
X
caping/Screening
L45.
X
X
Access
X
-12-
' Policy 76. Density bonuses should be provided to developers who provide low and
moderate income housing.
' Policy 79. Low density residential uses should locate in areas:
b. Which have easy access to major employment centers;
d. Within walking distance to an existing or planned neighborhood park;
e. In which a collector street affords the primary access.
Policy 80. Higher density residential uses should locate:
b. Within close proximity to community or neighborhood park facilities;
' C. Where water and sewer facilities can be adequately provided; and
d. Within easy access to major employment centers.
Policy 93. The City should maintain a ratio of (six) acres of park land for every one
thousand people in the City.
' Policy 95. Neighborhood Parks:
a. A neighborhood park should be provided in every square mile section of
the City;
d. The size, number and location of neighborhood parks should be directly
related to the population of the square mile section.
Policy 97. . Parks should be designed for safe access by users.
Waterglen also conforms to a number of priorities identified in the Comprehensive
Housing Affordability Strategy, and an abundance of the adopted Goals and Objectives of the
City of Fort Collins.
Construction of the first phases of residential development at Waterglen is expected
to begin in the spring of 1994, and continue through the year 2002. Depending on the actual
mix of non-residential uses eventually developed along 1-25, between 500 and 1,000 persons
are expected to be employed at Waterglen.
As indicated above, Waterglen PUD is consistent with many applicable Land Use
Policies adopted by the City of Fort Collins, including:
Policy 3. The City shall promote:
a. Maximum utilization of land within the city.
Policy 12. Urban density residential development usually at three or more units to the acre
should be encouraged in the urban growth area.
Policy 25. Based on a fiscal evaluation and an analysis of effects on the Capital
Improvement Program, the City could provide incentives such as utility and
infrastructure improvements, streets, power, etc., in order to direct growth in
desired directions or areas.
'
Policy 39.
The City should direct efforts to promote improved traffic and pedestrian
circulation and public transit to areas north and northeast of the City.
Policy 40.
The City should promote the utilization of existing vacant land in the northeast
by offering incentives such as utility and infrastructure provisions or revenue
bonds and tax increment financing.
'
Policy 41.
The City should encourage residential development in the northeast, particularly
giving special attention to the undeveloped industrially zoned land in the area
adjacent to the existing residential neighborhoods.
Policy 43.
The City shall prepare and utilize an environmental management plan which will
include:
a. Conservation of exhaustible resources;
b. Identification of environmentally scarce and valuable lands such as
wildlife habitats;
d. Promote the incorporation of environmentally scarce and valuable lands
into open spaces;
f. Encourage landscape of open spaces with appropriate native or drought
resistant varieties of vegetation along with attractively developed green
'
areas to provide a balanced and pleasing cityscape.
Policy 74.
Transitional land uses or areas (linear greenbelts or other urban design
elements) should be provided between residential neighborhoods and
'
commercial areas in order to enhance the concept of a mixture of land uses.
Policy 75.
Residential areas should provide a mix of housing densities.
applicant is proposing four off-street parking spaces (two in a garage or
carport, and two tandem spaces in the driveway); striping 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
2.5 million square feet of common open space included with the
residential development at Waterglen, it is proposed that landscape
improvements be phased over an extended period; that smaller plant
sizes at installation be allowed; that a more "natural" approach to
landscaping be allowed in appropriate perimeter buffers, along the
Cooper Slough, and in regional drainage areas; and that "park grade"
plant materials be allowed in these same areas.
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.
It should be understood that the above requests for public sector participation in this
attempt to provide affordable housing are not needed because of the location of the site.
Nearly all the above methods of making an affordable housing neighborhood viable could be
applied to many different sites regardless of their location in the community. The applicant
has attempted to identify a significant number of cost savings measures that can be related
to real savings at Waterglen, and measures that are consistent with adopted City Policies.
We 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.
Storm Drainage
" Waterglen should not have to bear the costs of drainage improvements
caused by off -site conditions.
" The Storm Drainage Utility should acquire the regional drainage tracts
defined on the plan, pay for improvements that are needed because of
off -site or regional impacts, and contract with Waterglen for the routine
maintenance of landscaping in the regional drainage tracts.
* 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;
regardless of the public/private cost sharing arrangement. 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 if "Do not enter
if flooded" warning signs are posted.
* 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 $500,000 and $900,000 ($310,000 t
from the residential area alone) in Street Oversizing fees; substantially
more than the actual City participation ($350,000t total; $200,000t
for the residential areas) anticipated in the oversizing of Vine Drive and
Waterglen Drive adjacent to the project. The applicant suggests that
this $150,000 to $550,000 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.
" Secondary local streets in the Manufactured Housing areas should be
allowed 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
IV. Identify specific areas where barriers to affordable housing can be reduced.
(Consistent with adopted City Land Use Policies, the Comprehensive Housing
Affordability Strategy, and the Goals and Objectives of the City of Fort Collins)
Utility Fees
* The ELCO Water and Boxelder Sanitation Districts have indicated
support for the proposed project, and are reviewing specific proposals
for "master tap" services, pro -rated costs (based on the smaller lot
sizes, raw water irrigation, etc.) and other means of making utility
service more economical.
* It is suggested that - in the manufactured housing clusters - Light and
Power consider a 20%± reduction in their standard single family
development charges for both primary lines and secondary services in
recognition of the smaller lots -and limited floor areas of these units.
Parkland
* Parkland fees ($410,000 t) generated at Waterglen should be
specifically designated to be used for the acquisition and development
of the proposed on -site neighborhood park. It is anticipated that the
most efficient means of completing the park may be on a "turn -key"
basis, with construction of the park completed by the time 250 t
dwelling units are occupied at Waterglen. The developer should be
compensated for the acquisition of the park upon completion of the first
75 t units. The City should coordinate with the applicant in the design
of the park, provide the irrigation plans and specifications, and reimburse
the developer for design fees related to planning the neighborhood park
upon completion of each design phase. The City should reimburse the
developer for construction costs incurred on a "monthly draw" basis.
* The City of Fort Collins should contract with the Waterglen management
for maintenance of the parkland and other publicly owned open spaces,
and for the value of the proposed raw water irrigation.
Natural Resources
* It is proposed that Natural Resources purchase the 9.85 acre t portion
of the Cooper Slough on the Waterglen site.
* It is further suggested that Natural Resources work with the applicant
to integrate a water quality/detention pond 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.
' II. Create a functional, understandable circulation system that facilitates bike and
pedestrian access between uses as well as automobile access.
- Include design characteristics - such as entry streets tailored to serve individual
neighborhood clusters - which lend clarity and identity to residential
neighborhoods.
- Provide neighborhood street systems that promote neighborhood integrity, by
restricting extraneous motorized traffic from low density residential areas.
- Design a collector street system that can gather traffic from a neighborhood
and carry it to an arterial street; yet divert "through" traffic away from local
traffic.
' - Plan a viable, integrated bike and pedestrian system for the Waterglen
community, including safe, convenient pedestrian and bike access between
various residential, recreational, and service areas.
- Encourage private and institutional participation in car pooling and other
' alternative transportation modes, focused on the reduction of single occupant
automobile trips.
III. Provide land use transitions and creative relationships between uses.
Protect defined neighborhood cluster areas from the intrusion of activities
which may have negative impacts upon residents; particularly traffic generated
by more intensive uses.
Promote non-residential uses in the area adjacent to 1-25 that may provide
employment and/or services that benefit the residents of Waterglen.
1 - Plan an integrated system of open spaces as land use/density buffers, using the
recreational areas at the proposed city park and the Village Center as "anchors"
and neighborhood focal points. (Over 95% of the dwelling units proposed at
Waterglen are directly adjacent to open space.)
- Create a city park that:
' * Provides benefit to the maximum number of neighborhood residents;
* Combines with the open space corridors formed by the Larimer-Weld
Canal, the Cooper Slough, existing utility easements, and designated
drainage ways.
- Plan for more conventional housing types in the westerly portion of the site as
a transition to future development on the adjacent properties.
The Waterglen property - bounded by 1-25, East Vine Drive, and the Larimer-Weld Canal
and the surrounding area have a number of unique characteristics that affect planning
decisions:
- There are no existing subdivisions in the section. Master planning for the area
therefore is not forced to work around previous development plans.
- Physical constraints will help to define and strengthen the special neighborhood
identity planned for Waterglen; and limit the chances for traffic generated by
other uses to disrupt the neighborhood in the future.
The surrounding area - with a few exceptions - is held in large ownerships
' defined by physical barriers (arterial roadways, the canal, railroad tracks, etc.).
This may present an opportunity for a number of neighborhoods and
employment/activity centers to evolve with an integrated bike and pedestrian
trail system that can provide more direct linkages than the automobile oriented
street system.
- A major land use one mile to the north - the Anheuser Busch Brewery - may
present opportunities and constraints in planning surrounding development
areas.
Project Goals
The proposed Overall Development Plan has been prepared with a number of planning
goals and concepts in mind. These include:
Create a successful master planned community that focuses on affordable housing.
Provide the framework for a viable master planned community by defining a
number of cohesive neighborhood clusters that can accommodate a variety of
affordable housing types with the potential to share public and private
amenities, storm drainage improvements, and/or other common elements.
- Plan for a land use mix with complementary uses within easy walking distance
of each other; and create a pleasant pedestrian environment.
' - Allow flexibility for the development of a range of housing types, with the
ability to respond to multiple and changing market demands for affordable
housing.
- Plan for the ability to construct a viable Village Center to help meet the needs
of the neighborhood for management services, day care, convenience shopping,
` recreation, and other social interaction.
- Identify means of reducing barriers - such as excessive street standards,
setbacks, and development fees; burdensome multiple agency reviews; and
inflexible standards - to providing affordable housing at Waterglen.
Table 1 indicates driving times - at posted speeds, recorded during the p.m. peak hour -
and distances from Waterglen to common destinations in the community, and provides a
comparison with driving times and distances from a site in the heart of a developing residential
area in southeast Fort Collins.
WATERGLEN
ACCESSIBILITY TO COMMON DESTINATIONS
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.
0
COMPARISON: HARMONY VILLAGE
DESTINATION
OLD TOWN
STEELES
P.V.H.
AIRPARK
HIGHWAY 14
MOTEL AREA
PROSPECT EAST/
SEVEN LAKES
F.C.H.S.
FOOTHILLS FASHION MALL
HEWLETT PACKARD
ANHEUSER BUSCH
TIMNATH ELEMENTARY
CSU
IS. TIMBERLINE ROAD)
DRIVE TIME
DISTANCE
13 min.
7.1 mi.
4 min.
2.0 mi.
10 min.
5.3 mi.
9 min.
7.2 mi.
7 min.
6.2 mi.
7 min.
4.0 mi.
3 min.
1.6 mi.
5 min.
3.2 mi.
3 min.
1.7 mi.
12 min.
9.5 mi.
6 min.
4.0 mi.
13 min.
6.1 mi.
TABLE 1
WATERGLEN PUD
Overall Development Plan
and
Preliminary Residential PUD
Statement of Planning Objectives
October 25, 1993
Plannina Opportunities
The proposed Waterglen community represents a unique opportunity to provide
affordable housing for low and moderate income families in Fort Collins; while creating an
inviting and unique neighborhood environment. The Waterglen PUD is planned to achieve
several priorities identified in the Comprehensive Housing Affordability Strategy of the City
of Fort Collins; and the proposal is consistent with the City's adopted Goals and Objectives,
applicable Land Use Policies, and the Land Development Guidance System.
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 developer 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. A number of methods of cost reduction have been identified with
this proposed plan. As each affected agency reviews these areas of savings, it must be
remembered that the decisions made will directly impact the rents and purchase costs of
housing at Waterglen.
Waterglen is located on Vine Drive, immediately west of Interstate 25. With the
limited success in implementing City policies promoting growth and development in the
northeast quadrant of the City, there is a lack of existing housing and other development
activity in the vicinity. This may create the perception that Waterglen is located on a remote
site. However, when the actual distance to common destinations - employment, shopping,
services, schools, etc. - and driving time is reviewed (see Table 1) one finds that this
perception is not correct; and that Waterglen compares very favorably to other developing
residential areas. Beyond the obvious proximity to Anheuser Busch, it is interesting to note
that the downtown area and the major employment centers on East Prospect and near the
Community Airpark will be far more easily accessible to the residents of Waterglen than to
people who live in south Fort Collins. Even Hewlett Packard is less than ten minutes away;
and other regional destinations are readily accessible to the subject property. The distance
to schools and neighborhood shopping opportunities will eventually be reduced if the City of
Fort Collins continues to promote residential development in the northeast, resulting in the
provision of additional services in the area. Better access via alternative transportation modes
(Transfort, bikeways, etc.) is expected to improve with future growth in the area and the
revitalization of North College Avenue. In the interim, the Waterglen community is planned
to facilitate an organized car pooling program through the neighborhood's management office.
W a M��Irvl [an
E �g ccz;�
A Mixed Use D
Housing Community O O O
Written Documents
* Planning Objectives
* Point Charts
* Property Description
* Land Use Breakdowns
Cal t r=S19 I P-
urban design, inc.
3555 stanford road, suite 105
fort collins, colorado 80525
(303)226-4074