HomeMy WebLinkAboutWATERGLEN PUD OVERALL DEVELOPMENT PLAN ..... MARCH 7 1994 P & Z BOARD HEARING - 71 93 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSNo Text
SUMMARY:
Site Area Totals
Residential
113.4
acres
Neighborhood Park
11.9
acres
Cooper Slough
26.7
acres
Regional Drainage
6.6
acres
Non -Residential
7.2
acres
TOTAL AREA
158.6
acres
Residential Area
Grose Residential
4,939,704.0
sq.ft.
Net Residential
3,878,945.0
sq.ft.
Dwelling Units
Single Family
473
units
Multi -Family
100
units
TOTAL UNITS
573
units
Solar Oriented Lots
307
units
Density
Gross
Net
Coverage
Buildings
705,400
sq.ft.
Street R.O.W.
1,060,759
sq.ft.
Parking & Drives
484,484
sq.ft.
(including garages)
Open Space:
Common
1,652,827
sq.ft.
Private
1,036,234
sq.ft.
TOTAL RES. OPEN SPACE
2,689,061
sq.ft.
Floor Area
Residential
776,900
sq.ft.
Minimum Parking Provided
Garage/Carport
946
spaces
Other
236
spaces
TOTAL VEHICLES
1182
spaces
Maximum Building Height
36
ft.
113.40 acres
89.05 acres
65% of Single Family
5.05 du/ac
6.43 du/sc
14.28%
21.47 %
9.81 %
33.46%
20.98%
54.44%
2.06 spaces/unit
MODULAR OR CONVENTIONAL HOMES:
Area
Gross
888,624.00
sq.ft.
20.40 acres
Net
633,838.00
sq.ft.
14.55 acres
Dwelling Units
Single Family
63
units
Other
0
units
TOTAL UNITS
63
units
Solar Oriented Lots
20
units
32%
Density
Gross
3.09 du/sc
Not
4.33 du/ac
Coverage
Buildings
94,500
sq.ft.
10.63%
Street R.O.W.
254,786
sq.ft.
28.67%
Perking & Drives
56,700
sq.ft.
6.38%
(including garages)
Open Space:
Common
300,760
sq.ft.
33.85%
Private
181,878
sq.ft.
20.47%
TOTAL OPEN SPACE
482,638
sq.ft.
54.31%
Floor Area
Residential
113,400
sq.ft.
Minimum Parking Provided
Garage/Carport
126
spaces
Other
0
spaces
TOTAL VEHICLES
126
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.
Corner Side
12
ft. . It 5' at garage doors)
Rear
10
ft.
MULTI -FAMILY:
Area
Gross
392,040.00
sq.ft.
9.00
acres
Net
372,226.00
sq.ft.
8.55
acres
Dwelling Units
4 Plexes
100
units
Other
0
units
TOTAL UNITS
100
units
Density
Gress
t 1.11
du/ac
Net
11.70
du/ac
Coverage
Buildings
55,000
sq.ft.
14.03%
Street R.O.W.
19,814
sq.ft.
5.05%
Parking & Drives
70,884
sq.ft.
18.08%
Open Space:
Common
250,105
sq.ft.
63.80%
Private
(3,763)
sq.ft.
-0.96%
TOTAL OPEN SPACE
246,342
sq.ft.
62.84%
Floor Area
Residential
110,000
sq.ft.
Minimum Parking Provided
Garage/Carport
0
spaces
Other
207
spaces
TOTAL VEHICLES
207
spaces
2.07
spaces/unit
NOTE:
Garages and/or driveways will accomodate
handicap, motorcycle, and bicycle
parking
Maximum Building Height
36
. ft.
WATERGLEN PRELIMINARY PUD
e' LAND USE BREAKDOWN
December 15, 1993
LAND USE BREAKDOWN
MANUFACTURED HOMES:
Area
Gross
3,659,040.00
sq.ft.
84.00 acres
Net
2,872,881.00
sq.ft.
65.95 acres
Dwelling Units
Single Family
410
units
Other
0
units
TOTAL UNITS
410
units
Solar Oriented Lots
287
units
70%
Density
Gross
4.88 du/ac
Net
6.22 du/ac
Coverage
Buildings
563,500
sq.ft.
15.13%
Street R.O.W.
786,159
sq.ft.
21.49%
Parking & Drives
342,400
sq.ft.
9.36%
(including garages)
Open Space:
Common
1,059,062
sq.ft.
28.94%
Private
917,919
sq.ft.
25.09%
TOTAL OPEN SPACE
1,976,981
sq.ft.
54.03%
Floor Area
Residential
553,500
sq.ft.
Minimum Parking Provided
Garage/Carport
820
spaces
Other
0
spaces
TOTAL VEHICLES
820
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)
Corner Side
8
ft.
(15' at garage doors)
Rear
0
ft.
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 88'51'20" W and with all
bearings contained herein relativethereto, 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 000021080 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 05*561.W 157.65 feet; thence.-N 16052' W
499.15 feet; thence N 210331050 W. 78.30 feet; thence
N 16.181400 W 71.95 feet; thence N 11.12147" W 94.94 feet; thence
N 08048143" 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 36054115" E
200.00 feet; thence N 550541150 E 200.00 feet; thence
N 68'34115" E 100.00 feet; thence N 86*341154 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 8505311SR W 568.20 feet, and. again S 01*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 8$'51120" W
1849.88 feet.;. thence N 00'02108" E 30.01 feet to the point of
beginning, containing 167.0706 acres more or less.
Waterglen Preliminary PUD 12-16-93
DENSITY CHART
Maximum
Earned
Criterion
Credit
IfAl Dwelling Units Are Within:
Credit
a
20%
mwtewotmexetingaapwmwnevftaooddappingcenta.
b
10%
650 feet of onexislrgtronsitstop
C
10%
4lxl0feet of onadslinga approved regional shopping center. '
d
20%
3500feet ofonextsHngareservedneighborhood Pak cammunityparka caanunityfacility.
20
We
10%
1000 feet« aschool. meefing all the requirementsof the compulsoryeducaFirm lowsoftheStae aColora lm
f
20%
300ofeet ofamajor empkryrnentcenter.
20
g
5%
llxaleetolochsdcaecenter.
3
h
20%
Norh•Forcallk,a
20
1
20%
lhecenlroifkalsessilistrkd.
A project whose bourclwry is conNguan to etlsWg urban development. Credit may be eared as follows
0%— For projects whose property boundary has 0 to 10% contigulty,
j
30%
15to12O%—FFapprraeechwhmetswhose prprooprembou ryboundary
rm2oo3O%%c�onlg N'
20
20 to25%_For projects whom prop" boundary has 30 to40%conHguity, �
25 to 30%— Fa projects whoa propertyboundM tors 40 to 50%coneguity,
k
e Itcawbedersartshated Malthe project W R reducenor-renewableenergyuseage eitherthrpgh theapplkanonaalternative energy
systemsa fhroughconuNtted energyaoruervollonmeasures beyond that normallyrequkedbydtyCode.a5% baasnay, be Owned
fa every5%reduction In emery use.
I
Cok,L oleal%borxnlaevery50aaeskaludedlntt»project.
3
m
Calclote thepercenkWof the taalocresinto profeclthatoedewted torecreolbnduse.enter lrzathat percenlageaso barn
25
In
If theopplkrntcoornih to present gpenonsnt offsite open sloacettaf meets the aNsmlnimum requirement; calculate the percentage
atMopenspaceaceagetolhetotddevetapmentaaeage,entwg*Pacenkoeasaborna
O
If parfa thesotoldevebprnentbudget Isla bespenton nelynborsood publictronslt loclliflawhloh ore nototherwise required byatyCode,
entw2%bontatorwerySlgOperdwetlingunOWm led
P
If pat a the btd developrtrenl budget is to be spent on neighbanood focilitles and services which ae not otherwise required by atyCode.
enteral%borwsfaevwy$100perdweuingurAb ested
q
Itacanmitmentisheigmadelode bpospe Jdedpercenlogeof N*totolnumberadwelWVWtsfabwkncwofamllies,enterrat
of %*Exact
percentogeasobos4,uploamadru
number to be determined
10-30
Z
traconrNlnenttsbeingnadetodeelopo speared percentage of the total hunter aw1eil4g units fatype'Aondrypeahawloapped
housing as cleMed by the aty of For Collins calculote the bonus as follows:
O
r
ypewunits
type A_ swr es t o ts
M
I..I.J
type-Ir-1.0iimes typeltrurvis
OTOTM—I
.
11 no case shoo the comblsed bonus be greaer thou 30%
It the site aadjacentpropertycontakranh isfalo bUkwv or pbce.a bonrn maybeearned for the following
3% — Fapreventkgamit0at4goW*Ie h luences (eoer *ayslentat b W use,aeslhetk,ecmm* orld soalat Iaalas) adverse to flu
s
pr
3%— Faassurirpttat newstmcfureswillbeIn keepingwith the carocterof the building a ploce.whileavdding total units
6
3% — F«Ixapd9ngodoptive useathe buildnga place that will leod to ltsconMnbnce.preservalbnond Improvement roan
appropdaternamer.
Ito Portion aallathe required pallg In Ife trulllple lanvtyprgect Is providedu dergrounlwithinthe b AldhQaInan e*voted paldng
structure os on accessory use to the primary structure, o barn maybe earned as follows
t
9% - Iaproviding 75%amaeofthe parking [no structure;
6% — Forprovkflg50-74% of the porkNg in astructurw,
3% — Faprov4dng25-49%ofthepakkglnostruchue.
u
IfacamJtmenlisbekgmWebprovideapprovedwfomaloNeexergulshlrgsysbnufafhedgAlrguNhentaabamoflO%
TOTAL 1 47-
-30-
Waterglen Preliminary PUD
ALL DEVELOPMENT: NUMBERED CRITERIA CHART
ALL CRITERIA
APPLICABLE CRITERIA ONLY
CRITERION
Is the Werlon applicable?
W11 the crilerlon
be Wished?
If no, please explain
e.�'`A ��' �'
Yes No
NEIGHBORHOOD COMPATABILITY
1. Social Compatability
X
X
2. Neighborhood Character
xX
3. Land Use Conflicts
4. Adverse Traffic Impact
PLANS AND POLICIES
5. Comprehensive Plan x X
PUBLIC FACILITIES & SAFETY
6. Street Capacity
7. Utility Capacity
X
8. Design Standards
X
X
9. Emergency Access
XX
10. Security Lighting
11. Water Hazards
RESOURCE PROTECTION
12. Soils & Slope Hazard
X
'.
X
13. Significant Vegetation
X
X
14. Wildlife Habitat
x}{
15. Historical Landmark
16. Mineral Deposit
V. 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. Privacyj.
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
40. Pedestrian Convenience
x
X
41. Pedestrian Conflicts
42. Landscaping/Open Areas
X
X
43. LandscapingBuildings
X
X
44. Landscaping/Screening
x
X
45. Public Access
X
46. Signs
-12-
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 summer of 1994, and continue through the year 2002. Depending on the mix
of non-residential uses included with final build -out, between 50 and 200 persons are
expected to be employed at Waterglen.
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.
' Policy 76. Density bonuses should be provided to developers who provide low and
moderate income housing.
1 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.
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
3.3 million square feet of common open space (1.6 million sq. ft. in the
residential areas) 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, in the nature
area 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.
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.
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.
* Regardless of the public/private cost sharing arrangement, a variance to
normal requirements should be considered to reduce the size and cost
of the Waterglen Drive crossing of the "temporary" Boxelder Creek
overflow between 1-25 and the Cooper Slough. Because of the
temporary nature of this floodplain - and because there will be a second
point of access provided - a greater than normal amount of the 100 year
storm should be allowed to overtop the street.
* Developer participation in the structure at Vine Drive and the Cooper
Slough should be minimal if any, due to the minimal impact of on -site
development on this crossing.
- Street Requirements
* The site gains access from the 1-25 Frontage Roads as well as East Vine
Drive. The traffic study completed for Waterglen shows that residential
development here does not generate enough traffic to cause any off -site
streets to be widened beyond their existing two lane condition.
Waterglen will generate between $400,000 and $600,000 (over
$330,000 t from the residential area alone) in Street Oversizing fees;
substantially more than the actual City participation ($350,000 t total;
$200,000 t for the residential areas) anticipated in the oversizing of
Vine Drive and Waterglen Drive adjacent to the project. The applicant
suggests that this $50,000 to $250,000 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
applicant is proposing four off-street parking spaces (two in a garage or
Plan for more conventional housing types in the westerly portion of the site as
a transition to future development on the adjacent properties.
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 treat the Manufactured Homes as "Multi -family non -electric heat"
dwellings, for the purpose of determining primary and secondary
development charges.
Parkland
* Parkland fees ($445,000±) generated at Waterglen are proposed to 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 will be on a "turn -key"
basis, with construction of the park completed by the time .420±
dwelling units are occupied at Waterglen.
" The City of Fort Collins should consider contracting 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 and/or the Colorado Division of
Wildlife purchase the 26.7 acre± area including the portion of the
Cooper Slough on the Waterglen site.
" It is further suggested that Natural Resources work with the applicant
to integrate water quality/detention ponds, native grasses, and other
habitat improvements into the proposed nature area as a demonstration
' project for creation of an enhanced natural area compatible with urban
development. Both well water and storm runoff can be used to increase
the variety of habitat areas complementing the existing warm water
' slough and wetland basin.
1
II.
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.
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.
Encourage non-residential uses in the adjacent Enterprize Zone that may provide
employment and/or services that benefit the residents of Waterglen.
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 97% of the dwelling units proposed at
Waterglen are directly adjacent to open space.)
Create a city park that:
* Provides clear benefit to the neighborhood residents;
* Combines with the open space corridors formed by the Larimer-Weld
Canal, the Cooper Slough nature area, existing utiliiy easements, and
designated drainage ways.
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:
I. Create a successful neighborhood 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.
' - Provide opportunities for upward mobility so that residents who can afford to
'move up" to another housing type, have the ability to stay in their
neighborhood.
- 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, daycare, convenience shopping,
recreation, and other social interaction.
It's WA TlERGLEN
4r
ACCESSIBILITY TO COMMON DESTINATIONS
DESTINATION DRIVE TIME DISTANCE —
A. OLD TOWN 7 min. 4.0 mi.
r --- n SITE I S. AI]BERTSONS 8 min. 4.2 mi.
%
Jr *L
8 min. 4.4 mi.
L 1. _ C. P.X,(.H. D. AMPARK 5 min. 2.8 mi.
E. HIGHWAY 14
-J MOTEL AREA 2 min. 1.5 mi.
IJ
------- ----------- -- F,.--PFfOSPECT EAST/
-------- -----------------
SEVEN LAKES 6 min. 3.6 mi.
G. F.C.H.S. 9 min. 5.9 mi.
12 min. 8.7.mi.
J. HE� SCH
rl
WLETT PACKARD 9 min. 6.3 mi.
K. ANHEUSER BU
3 min. 1.8 mi.
7 min. 4.2 mi.
W L. TA�ELLI ELEMENTARY
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I min. 5.2 mi.
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FIGURE 1
Table 1 and Figure 1 indicate 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 other sites in the northwest,
southwest, and one 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
Tmin.
4.2 mi.
CSU
11 min.
5.2 mi.
COMPARISON: GRANADA HEIGHTS
(HANNA S . & IN .)
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 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.
9.5 mi.
TIMNATH ELEMENTARY
6 min.
4.0 mi.
CSU
13 min.
6.1 mi.
COMPARISON: SPRINGFIELD COURT
(TAFT HILL& HORSETOO
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
I
II
II
' WATERGLEN PUD
Overall Development Plan
and
tPreliminary Residential PUD
Statement of Planning Objectives
Revised December 16, 1993
Planning Opportunities
' At Waterglen the goal is not to simply develop streets and lots - the goal is to build a
neighborhood. This planned community represents a unique opportunity to provide affordable
' housing for low and moderate income families in Fort Collins; while creating an inviting and
unique living 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 very
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.
The initial phases of a public trail system will also be constructed at Waterglen.
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A Mixed Use/Affordable
Housing Community 2)OUODO
Written Documents
* Planning Objectives
* Point Charts
* Property Description
* Land Use Breakdowns
Revised:
December 16, 1993
urban design, inc.
3555 stanford road, suite 105
fort collins, colorado 80525
(303)226-4074
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COMMERCIAL/INDUSTRIAL 7.2 ACt
NEIGHBORHOOD PARK 11.9 AU
COOPER SLOUGH OPEN SPACE 26.7 ACt
REGIONAL DRAINAGE TRACTS 6.6 ACi
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ITEM: WATERGLEN PUD ISALO
Overall Development Plan North
NUMBER: 71-93
N,
Waterglen PUD - Overall Development Plan, #71-93
February 28, 1994 P & Z Meeting
Page 4
5. Transportation:
Primary access to this development will be onto a collector street
from East Vine Drive, an existing arterial street. All uses within
the development will be accessed from the collector street.
6. Storm Drainage:
The Stormwater Utility has received sufficient drainage information
for an overall development plan review. Their review indicates that
the drainage considerations are adequate to approve the overall
development plan.
7. Resource Protection:
The Cooper Slough is a significant drainageway that runs north to
south through the westerly portion of this development. The City's
Natural Resources Department and the Colorado Division of Wildlife
have concerns about the impacts of development on the wildlife
habitat and water quality, quantity, and temperature of the slough.
These concerns must be addressed with preliminary development
plans.
RECOMMENDATION:
This request is in conformance with the City's adopted plans and
policies; therefore, staff recommends approval of the Waterglen
P.U.D., Overall Development Plan - #71-93.
Waterglen PUD - Overall Development Plan, #71-93
February 28, 1994 P & Z Meeting
Page 3
overall development plan. The multi -family residential
serves as a transitional use between the single family
residential and the neighborhood convenience shopping
center.
#75. Residential areas should provide for a mix of housing
densities. The overall development plan provides for a
range of residential densities from small single family
lots to traditional single family lots to apartments.
#79. Low density residential uses should locate in areas:
b. Which have easy access to a major employment
center.
d. Within walking distance to an existing or planned
neighborhood park.
e. In which a collector street affords the primary
access.
The existing Anheuser-Busch plant site is located one
mile to the north and will eventually be connected to
this development by the collector street on the west side
of Interstate 25. There is a planned neighborhood park
included in this overall development plan. All uses will
gain primary access from a north -south collector street
in this development.
#80. Higher density residential uses should locate:
b. Within close proximity to a neighborhood park
facility.
C. Where water and sewer facilities can be provided.
d. Within easy access to a major employment center.
There is a planned neighborhood park included in this
overall development plan. There are existing water and
sewer districts that are able to serve this development.
The Anheuser-Busch master plan is located one mile to the
north and will eventually be connected to this
development by the collector street on the west side of
Interstate 25. The Anheuser-Busch master plan is proposed
as a major employment center in northeast Fort Collins
and includes the existing brewery.
Waterglen PUD - Overall Development Plan, #71-93
February 28, 1994 P & Z Meeting
Page 2
COMMENTS:
1. Background-
The surrounding zoning and land uses are as follows:
N: IG; existing farmland
S: IL; existing farmland
E: I in Larimer County, IL in the City; existing industrial
(C & W, Fort Collins Feeds, defunct Matrix)
W: FA-1 in Larimer County; existing farmland
The property was annexed into the City with the Vine Business Park
Annexation in October, 1987. It was placed in the IP - Industrial
Park Zoning District with a planned unit development condition.
2. Land Use•
This is a request for a mixed -use community that includes 120.0
acres of mixed residential, 3.7 acres of mini -storage, a 3.5 acre
neighborhood convenience shopping center, 26.7 acres of open
space/drainageway (the Cooper Slough), and an 11.9 acre
neighborhood park. The property is located at the northwest corner
of East Vine Drive and Interstate Highway 25.
The request is supported by the following criteria in the Land Use
Policies Plan•
#3.a. The City shall promote maximum utilization of land within
the City. The proposed mixed use community of mixed
density residential, mini -storage, neighborhood
convenience shopping center, neighborhood park, and
preservation of a significant natural drainage area is
considered to be good utilization of the land.
#12. Urban density residential development usually at three or
more units to the acre should be encouraged in the urban
growth area. The combined gross residential density for
the single family and multi -family portions of the
overall development plan is 3.61 dwelling units per acre.
The neighborhood park site and the Cooper Slough open
space are included in this density calculation.
#74. Transitional land uses or areas (linear greenbelts or
other urban design elements) should be provided between
neighborhoods and commercial areas in order to enhance
the concept of a mixture of land uses. There are
provisions for linear greenbelts between the single
family and multi -family residential portions of the
ITEM NO. 22
MEETING DATE 2/28/94
STAFF Steve Olt
PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: Waterglen P.U.D., Overall Development Plan - #71-93
APPLICANT: Vine Street Partnership
c/o Cityscape Urban Design, Inc.
3555 stanford Road, suite 105
Fort Collins, CO. 80525
OWNER: Vine Street Partnership
4875 Pearl East Circle, Suite 300
Boulder, CO. 80301
PROJECT DESCRIPTION:
This is a request for a mixed -use community that includes 120.0
acres of mixed residential, 3.7 acres of mini -storage, a 3.5 acre
neighborhood convenience shopping center, 26.7 acres of open
space/drainageway (the Cooper Slough), and an 11.9 acre
neighborhood park. The property is located at the northwest corner
of East Vine Drive and Interstate Highway 25, and is zoned IL,
Limited Industrial.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
This is a request for a mixed -use community that includes 120.0
acres of mixed residential, 7.2 acres of commercial/industrial,
26.7 acres of open space/ drainageway (the Cooper Slough), and an
11.9 acre neighborhood park. The property is located at the
northwest corner of East Vine Drive and Interstate Highway 25.
The request is supported by Criteria #'s 3, 12, 74, 75, 79, and 80
in the Land Use Policies Plan. Primary access to this development
will be onto a collector street from East Vine Drive, an existing
arterial street. All uses within the development will be accessed
from the collector street. The Stormwater Utility has received
sufficient drainage information for an overall development plan
review. Their review indicates that the drainage considerations are
adequate to approve the overall development plan. The Cooper Slough
is a significant drainageway that runs north to south through the
westerly portion of this development. The City's Natural Resources
Department and the Colorado Division of Wildlife have concerns
about the impacts of development on the wildlife habitat and water
quality, quantity, and temperature of the slough. These concerns
must be addressed with preliminary development plans.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750
PLANNING DEPARTMENT