HomeMy WebLinkAboutWATERGLEN PUD PDP - 71 93A - CORRESPONDENCE - AFFORDABLE HOUSING MEMO.LAM@@P@�
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at the time of Final PUD review, Waterglen will still achieve more than the needed number of
points, and will still provide low and moderate income housing). The applicant's goal of
providing affordable housing is an ancillary benefit of the proposed neighborhood; and if the
City of Fort Collins is willing to stand by its existing policies, the applicant can provide
detached and multi -family housing at Waterglen that families earning less than 80% of the
median income can afford. In the future, if the Affordable Housing Board establishes additional
policies and procedures that can further reduce the cost of housing, we will simply be able
to reach a broader market.
As evidenced by the letters in your packet, there is considerable support for Waterglen
from many individuals in Fort Collins who are committed to the adopted goal that "... all of
the people of the community will have the opportunity to live in a safe and healthy
environment. This environment includes the availability of affordable housing choices for low
and moderate income families and individuals to help meet the basic human needs for
shelter..."
COMPREHENSIVE PLAN SUPPORT
Waterglen, as proposed on this site, is consistent with over seventy-five (75) adopted
goals, objectives, land use policies, and affordable housing strategies; and we believe it is
clearly consistent with the comprehensive plan of the City of Fort Collins.
One of the most emphatically stated - and least realized - goals of our community has
been to create a more geographically balanced pattern of growth. The goals and policies
promoting growth in the northeast were adopted with clear knowledge of the continuing
barriers to development in that area; but also with the idea that a balanced development
pattern will be more beneficial to the community than the ongoing southerly thrust that puts
a higher percentage of the population further from the city's core area, generally further from
existing employment centers, and results in longer urban work trips, more congestion, and the
like. Waterglen - when compared to other developing areas - demonstrates that that idea is
correct, and that the adopted policies are valid. (See attached comparison tables)
City policy states that "...the City could provide incentives such as utility and
infrastructure improvements, streets, power, etc., in order to direct growth in desired
directions..." and that "The City should promote (development) in the northeast by offering
incentives such as utility and infrastructure provisions..." and that "The City should direct
efforts to promote improved traffic and pedestrian circulation and public transit to areas north
and northeast of the city." City Staff has indicated to us that the City has not given these
policies high priority because there is not adequate population or development activity in the
northeast to benefit from such capital improvements. There continues to be little population
or development activity in this area, partly because these City policies have not been given
higher priority. The failure of the policies in question will simply continue unless the City and
potential developers can work together and find equitable means of completing roadways and
other infrastructure in the northeast. Because of district water and sewer mains on -site, and
access to the 1-25 frontage roads, Waterglen is in a more favorable position than many other
large properties in the northeast; and City policies can be applied at a lower public cost.
urban design, inc.
December 14 Received letter from City Manager indicating appreciation that a private
developer was proposing an affordable housing project, and indicating
that Jon Ruiz had been assigned to coordinate the project.
December 15 Submitted revised ODP and Preliminary PUD Plans to City Planning.
December 30 Met with City Staff to review status of Waterglen cost saving items;
No decisions as to Staff recommendations had been made.
January 10 Met with City Staff to review status of Waterglen cost saving items;
No decisions as to Staff recommendations had been made; agreed at
Staff's request to table to February P&Z to allow Staff to resolve
questions and to facilitate attendance at Affordable Housing Board
meetings.
January 12 Attended Affordable Housing Board, but then learned that Waterglen
had been dropped from the agenda without informing the applicant;
Were told we could make a brief presentation at the end of the meeting,
but were then told at the end of the meeting that the Board did not have
time for our 5 minute presentation.
January 18 Met with Rick Ensdorff to review trip distribution; determined that not
revisions to the traffic study were needed.
January 20 Met with Planning, Natural Resources, and Storm Drainage; learned that
the December 15 plan revisions had not been forwarded to Natural
Resources; Discussed design revisions and storm drainage questions;
concurred on the positive changes made to the plan.
February 14 Received letter from City Manager indicating Staff direction to separate
Affordable Housing Policy issues from Land Use issues and stating Staff
position on various cost reduction suggestions.
February 24 Received draft Staff report and learned of unresolved issues.
February 25 Attended P&Z Work Session.
February 28 Planning and Zoning Board Public Hearing.
WATERGLEN PUD
CHRONOLOGY
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urban design, inc.
Date Activity
July 23 t Reviewed City Affordable Housing Policies with Ken Waido; Began work
on site development concept.
August 16 Outlined suggested opportunities for the City and utility districts to help
make housing at Waterglen more affordable; Reviewed these
opportunities and an initial site concept with Ken Waido; Ken indicated
that he would begin to explore the suggestions.
September 7 Presented initial site design concept at Conceptual Review Meeting.
September 14 Held initial conversations with ELCO and Boxelder.
October 12 Held initial meeting with ELCO Board of Directors.
October 20 Held initial meeting with Boxelder Sanitation District Board of Directors.
October 25 Submitted Waterglen ODP and Preliminary PUD to the City for P&Z
review.
November 9 Met and reached agreement with the ELCO Board on approach to water
service.
December 2 As requested, provided the City Manager with a letter describing the
opportunities for City participation in making Waterglen housing more
affordable.
December 8 Met with Parks and Recreation Board and agreed on the park location
and a basic approach to the design, acquisition, and construction of the
park.
December 9 Met with City Staff to review status of Waterglen cost saving items;
No decisions as to Staff recommendations had been made.
December 13 Provided a project update to the Boxelder Sanitation District Board.
December 13 Presented project plans to the Affordable Housing Board.
APPROXIMATE IMPACT OF REQUESTED
COST SAVING MEASURES AT WATERGLEN
COST OF A SIMILAR
$125,000 . +/- CONVENTIONAL HOME
POTENTIAL SAVINGS (PER UNIT)
$30,000
+/-
MANUFACTURED VS. STICK BUILT
$3,050
+/-
WATER AND SEWER (MASTER TAP)
$150
+/-
LIGHT AND POWER (FEE CATEGORY)
$1,000
+/-
NEIGHBORHOOD PARK (ON -SITE)
$750
+/-
NATURAL AREA (ACQUISITION AND LANDSCAPE)
$350
+/-
STORM DRAINAGE (REGIONAL FACILITIES)
$5,000
+/-
OFF -SITE STREETS
$750
+/-
STREET WIDTHS AND WALKS
$1,000
+/-
DRAINAGEWAY CROSSING
$300
+/-
LANDSCAPE STANDARDS
$42,350
+/-
TOTAL POTENTIAL SAVINGS
$82,650 +/- DESIRED AVERAGE COST OF A DETACHED
MANUFACTURED HOME AT WATERGLEN
DRAFT
1-10-94
WATERGLEN
COMPARISON:
HARMONY VILLAGE
ACCESSIBILITY TO COMMON
DESTINATIONS
IS. TIMBERLINE ROAD)
DESTINATION
DRIVE TIME
DISTANCE
DESTINATION
DRIVE TIME
DISTANCE
OLD TOWN
7 min.
4.0 mi.
OLD TOWN
13 min.
7.1 mi.
ALBERTSONS
8 min.
4.2 mi.
STEELES
4 min.
2.0 mi.
P.V.H.
8 min.
4.4 mi.
P.V.H.
10 min.
5.3 mi.
AIRPARK
5 min.
2.8 mi.
AIRPARK
9 min.
7.2 mi.
HIGHWAY 14
HIGHWAY•14
MOTEL AREA
2 min.
1.5 mi.
MOTEL AREA
7 min.
6.2 mi.
PROSPECT EAST/
PROSPECT EAST/
SEVEN LAKES
6 min.
3.6 mi.
SEVEN LAKES
7 min.
4.0 mi.
F.C.H.S.
9 min.
5.9 mi.
F.C.H.S.
3 min.
1.6 mi.
FOOTHILLS FASHION MALL
12 min.
8.7 mi.
FOOTHILLS FASHION MALL
5 min.
3.2 mi.
HEWLETT PACKARD
9 min.
6.3 mi.
HEWLETT PACKARD
3 min.
1.7 mi.
ANHEUSER BUSCH
3 min.
1.8 mi.
ANHEUSER BUSCH
12 min.
9.5 mi.
TAVELLI ELEMENTARY
7 min.
4.2 mi.
TIMNATH ELEMENTARY
6 min.
4.0 mi.
CSU
11 min.
5.2 mi.
CSU
13 min.
6.1 mi.
COMPARISON:
GRANADA HEIGHTS
COMPARISON:
SPRINGFIELD COURT
(HANNA TST. & VINE DR.)
(TAFT HILL & HORSETOOTH)
DESTINATION
DRIVE TIME
DISTANCE
DESTINATION
DRIVE TIME
DISTANCE
OLD TOWN
5 min.
1.7 mi.
OLD TOWN
11 min.
6.5 mi.
STEELES
5 min.
1.6 mi.
KING SOOPERS
7 min.
2.6 mi.
P.V.H.
5 min.
2.3 mi.
P.V.H.
10 min.
9.5 mi.
AIRPARK
11 min.
4.2 mi.
AIRPARK
16 min.
11.0 mi.
HIGHWAY 14
HIGHWAY 14
MOTEL AREA
12 min.
5.4 mi.
MOTEL AREA
17 min.
12.2 mi.
PROSPECT EAST/
PROSPECT EAST/
SEVEN LAKES
11 min.
5.3 mi.
SEVEN LAKES
12 min.
6.4 mi.
POUDRE HIGH SCHOOL
4 min.
1.8 mi.
ROCKY MTN. HIGH SCHOOL
5 min.
1.8 mi.
FOOTHILLS FASHION MALL
15 min.
5.0 mi.
FOOTHILLS FASHION MALL
5 min.
2.4 mi.
HEWLETT PACKARD
21 min.
9.7 mi.
HEWLETT PACKARD
12 min.
6.0 mi.
ANHEUSER BUSCH
14 min.
7.8 mi.
ANHEUSER BUSCH
21 min.
15.9 mi.
IRISH ELEMENTARY
4 min.
1.4 mi.
OLANDER ELEMENTARY
1 min.
0.3 mi.
CSU
5 min.
2.2 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.
Determine methods to stimulate the private sector to develop affordable housing
opportunities to service the housing needs of low and moderate income people of the
community.
(Examples of undesirable Barriers to Affordable Housing presented as a reminder of
actions which could be developed which could impact the ability to provide affordable
housing within the community.
Growth controls (impact fees, no growth or slow growth ordinances)
- Excessive Subdivision Controls
"Gold Plated" infrastructure (extra wide streets, excessive street lighting,
excessive set back requirements, restrictions to use of costly materials/finishes)
Inflexible standards
- Burdensome and Uncoordinated Permit Systems (multiple reviews, long delays,
multiple agency reviews)
The City should remain conscious of the potential development of governmental
regulatory barriers to affordable housing.
* The following provides a working definition as to what is considered to be "affordable
housing" in Fort Collins:
Affordable housing is housing which can be purchased or rented by people of low or
moderate income (i.e., low incomes are those of less than 80% of the city's median
income, while moderate incomes are those of 81 % to 100% of the city's median
income) where the occupant, either owner or renter, pays no more than 30% of their
gross income for housing costs, including utilities.
Maintain an active involvement in the availability of affordable housing in the
community by assisting the private sector in all of its activities and pursuing the
key role as a planner and funder to meet the needs of the community.
A. Become a facilitator and expeditor of affordable housing development.
E. Promote a reduction of the City's impact on the initial construction cost
of housing.
Support and encourage the private development of affordable housing in the
community.
A. Stimulate the private sector in affordable housing development as a
growth industry.
B. Utilize Urban Renewal Authority or DDA Tax Increment Financing to
promote affordable housing redevelopment activities.
Encourage a city-wide distribution of neighborhoods which contain affordable
housing units.
Eliminate practices of de facto economic, ethnic, and race discrimination in
housing.
COMPREHENSIVE HOUSING AFFORDABILITY STRATEGY (CHAS)
Statement of Mission
To assure that the supply of safe and decent affordable housing opportunities
is sufficient to meet the demand for housing by low and moderate income
people and to help these people have equal opportunity to choose affordable
housing throughout the City of Fort Collins.
Expand Home Ownership and Affordable Housing Opportunities;
Increase the Supply of New and Rehabilitated Affordable Housing in the City;
Strengthen Public/Private Partnerships in the Provision of Low and Moderate
Income Housing
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:
d. The size, number, and location of neighborhood parks should be directly
related to the population of the square mile section.
AFFORDABLE HOUSING POLICY (August 1992)
The City of Fort Collins desires to continue its development as a city where all of the
people of the community will have the opportunity to live in a safe and healthy
environment. This environment includes the availability of affordable housing choices
for low and moderate income families and individuals to help meet the basic human
need for shelter. The City considers meeting basic human needs as part of its purpose
and therefore has a responsible role in the availability of affordable housing to the
citizens of Fort Collins and considers the issue just as important as, for example, police
protection or parks and recreation programs. The City therefore declares, as a matter
of policy, its appropriate role is best characterized as a partnership among the public
and private sectors and citizens in meeting the affordable housing and support service
needs of the citizens of Fort Collins. The City's main objective is to assist private
developers and non-profit agencies in the creation and expansion of affordable housing
opoortunities and support services to enhance the quality of life of lower income
people. The City's role in this effort involves facilitating process and procedure
required for housing development and/or rehabilitation, providing data and demographic
information to help define housing needs, and the consideration of other initiatives on
a case -by -case basis.
II. LAND USE POLICIES PLAN
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.
Special Needs
Provide for the special needs of low income residents.
Utilize both state and federal programs when applicable.
Provide financial and other public incentives for low income housing
development.
Encourage private initiatives to develop mow income housing on a local level.
Encourage approaches to low income housing programs which are attentive to
a sense of community and neighborhood identification.
Economic Development
Promote increased development in the north and northeastern areas of the City
- Encourage increased residential development in the northeastern area in order
to support and direct redevelopment of the area.
Encourage residential, commercial, and industrial development in the
northeastern area of Fort Collins in a manner conducive to the desirable
redevelopment of North College Avenue and the central City, especially
downtown.
Land Use
Guide the location of new residential growth so as to assure the maximum
utilization of the land and public facilities and services.
Encourage urban density residential development to occur within the City
Consider utility structure as a growth facilitator.
Reduce street widths in new residential developments where appropriate.
Public Facilities and Services
Promote quality day care in the community
Encourage the accessibility of day care to all residential areas of the City.
Increase the availability of subsidized day care for low income persons.
CITY OF FORT COLLINS
Examples of Adopted Goals, Objectives, Land Use Policies
and other documents regarding Affordable Housing
used in planning Waterglen
I. GOALS & OBJECTIVES
Neighborhood Identification
Encourage those design characteristics which lend clarity and identity to
neighborhoods in all City neighborhoods.
Preserve historical of unique buildings or houses in older neighborhoods.
Community Design
Educate people to the importance of aesthetic considerations in community
development, making them aware that such factors do have consequences in
shaping behaviors.
Housing Cost and Construction
Promote reduction in the cost of housing for all local residents.
Review existing regulations for housing development and redevelopment in
order to minimize unnecessary procedures and delays.
Encourage new residential construction within and adjacent to areas where
adequate facilities and services exist.
Encourage attractive multi -family residences and clustering of single family
units.
- Encourage the provision of some housing without non -essential amenities. .
Neighborhoods
Promote the continued availability of housing to all persons in the community
regardless of income, which is safe, accessible to shopping, schools, employment, and
social services, and reflective of a broad range of needs for size and type of house.
Encourage the diversity of housing types which allows a mixture of income
levels in all neighborhoods.
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PHYSICAL
ECONOMIC
CULTURAL
O MUCH OF THE AFFORDABLE DETACHED
O OVER 50% OF LOCAL JOBS PAY $7.50
GLOW 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
O NEW, STICK BUILT, DETACHED HOUSING
O THERE IS A RECOGNIZED NEED FOR
OTHER OUTLYING LOCATIONS.
IN FORT COLLINS IS NOT AFFORDABLE
AFFORDABLE HOUSING IN FT. COLLINS.
C�
O WATER, SEWER, AND OTHER UTILITY/
TO LOW & MODERATE INCOME FAMILIES.
O EXISTING NEIGHBORHOODS OFTEN FEEL
�j
INFRASTRUCTURE IS IN PLACE, ON SITE.
OINFRASTRUCTURE COSTS AND DEVELOP-
THREATENED BY PROPOSALS FOR LOW
O MOST LOCAL AND REGIONAL EMPLOYERS
MENT FEES REPRESENT A SUBSTANTIAL
AND/OR MODERATE INCOME HOUSING.
y
ARE NEARBY, OR READILY ACCESSIBLE
PORTION OF THE COST OF HOUSING.
OAS LOWER INCOME FAMILIES' SITUATIONS
TO THE SITE.
0 LAND COSTS ARE LOWER AT THIS SITE
IMPROVE, THEY OFTEN CANNOT STAY IN
O 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.
R;
NORTHEAST AREA.
O CREATE AN AESTHETIC, INTERESTING
OVARY REGULATIONS THAT WOULD CAUSE
ENVIRONMENT WITH OPPORTUNITIES FOR
0
OINCLUDE A VARIETY OF HOUSING TYPES
WATERGLEN TO PAY MORE THAN ITS
SOCIAL INTERACTION.
�.
.& COMMUNITY SERVICES AT WATERGLEN.
FAIR SHARE OF PUBLIC IMPROVEMENTS.
0 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
OINTEGRATE NATURAL AREAS AS AMENITIES
0INTEGRATE PUBLIC AND PRIVATE OWNER-
BOTH SOCIAL AND FUNCTIONAL MEETING
W
FOR THE NEIGHBORHOOD.
SHIP AND MAINTENANCE OF OPEN SPACE.
PLACES.
O CAR POOL, DAY CARE, AND MAINTENANCE
O USE A SYSTEM OF OPEN SPACES, TRAILS
O USE NARROWER STREETS, MASTER TAPS,
& RECREATIONAL AREAS TO UNIFY THE
NEIGHBORHOOD DESIGN AND PROMOTE
AND SMALLER INITIAL LANDSCAPE SIZES
TO REDUCE DEVELOPMENT COSTS.
PROGRAMS MAY BE PLANNED FOR
RESIDENT INVOLVEMENT & EMPLOYMENT.
PEDESTRIAN CIRCULATION.
0 USE T.I.F: OR OTHER CREATIVE MEANS
0 GIVE NEIGHBORHOOD RESIDENTS PRIORITY
�i
OSEPARATE EXTRANEOUS TRAFFIC FROM
OF FINANCING OFF -SITE ROADWAYS.
AS NEW OR EXISTING HOUSING BECOMES
NEIGHBORHOOD TRAFFIC.
AVAILABLE AT WATERGLEN.
FORT: COLLINS
COLORADO
A AD
GFiANIAD
H iTS-,A�
EIGHTS- i
HL
7�,
lit
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is i10
X
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WATERPLEN
..........
,SITE
45 (o
20%
A
-
- - - - - - - - -
%
% 11
HARMPNY- - VILLArpE
%
WATERGLEN.
ACCESSIBILITY TO COMMON DESTINATIONS
DESTINATION DRIVE TIME DISTANCE
Q�
A. .OLD TOWN 7 min. 4.0 mi.
B..".ALBERTSONS 8 min. 4.2 mi.
`_ O/�C. P.V.H. 8 min. 4.4 mi.
D. =AIIRPARK 5 min. 2.8 mi.
E. HIGHWAY 14
54' 0 1 MOTEL AREA 2 min. 1.5 mi.
-
------ F. PROSPECT EAST/
SEVEN LAKES 6 min. 3.6 mi.
G F. C. H. S. 9 min. 5.9 mi.
H. FOOTHILLS FASHION MALL
12 min. 8.7 mi.
%
X: J. • HEWLETT PACKARD 9 min. 6.3 mi.
K. ANHEUSER BUSCH 3 min. 1.8 mi.
L. TAVELLI ELEMENTARY 7 min. 4.2 mi.
5.2
min. mi.
M., CSU 11
urban design, inc.
3555 vtonford mod. "R- 105
fort coMm. o lomdo 80525
(303)226-4074
20%-
A Mixed Use/Affordable
Housing Community YOU01DO
ACCESSIBILITY MAP
urban design, inc.
completing grading plans and extensive detailed drainage calculations until after approval of
the Preliminary PUD. The revised Drainage Report submitted in mid February was not
reviewed until last Thursday, and was found to lack some of the additional information
requested by Staff. The applicant concurs with condition #7, and appreciates Staff's
flexibility in this instance.
Condition #8 regards the Cooper Slough Nature Area. When we began planning this
site last summer, the Department of natural Resources indicated that only the floodplain and
wetlands along the Cooper Slough (lac. t) were of specific value; and we designed the site
to preserve approximately 10 acres along the slough. In November, we learned that Natural
Resources and the Division of Wildlife were interested in restricting a substantially larger area.
On December 16th, we provided the City with revised plans that attempted to meet the goals
of Natural Resources and still leave a viable neighborhood plan. Unfortunately, Planning did
not forward copies of the plans to Natural Resources until we met with them on January
18th. Based on a February 14th letter from the City Manager, we felt we were in good shape
regarding the disposition of the natural area.
The current "unresolved issues" were outlined in a memo from Natural Resources dated
January 28, 1994, and a letter from the Division of Wildlife dated February 7, 1994.
Unfortunately, this correspondence was not shared with the applicant until the day before the
P&Z work session on February 25th. The applicant will provide the study requested regarding
impacts on the habitat and water quality, quantity, and temperature of the Cooper Slough,
and will continue to work with City Staff on a reasonable design solution.
In conclusion, we are asking that the Planning and Zoning Board reaffirm the City's
Goals and Objectives and Land Use Policies Plan, and support Waterglen as a well planned
neighborhood that takes another step toward more balanced growth in Fort Collins; and we
are asking that the conditions of approval be modified to reflect the Land Use Policies adopted
to encourage growth in the northeast. This project is important to the applicant, and
important to the community; and we respectfully ask that you approve the Waterglen ODP
and Preliminary PUD.
Sincerely,
Eldon "Pieside�nt+
Cityscape Urban Design, Inc.
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urban design, inc.
This requirement has been waived when such a waiver was deemed to be
consistent with City Policies. We feel that - in this case - the unbending
application of the standard off -site street improvement requirements is contrary
to the City's adopted Land Use Policies regarding development and the
provision of infrastructure in the northeast area of the city.
Given the locations of local destinations, and the City's estimate that up to
20% of the work related trips may be to out of town destinations, we project
that between 45% and 60% of the Waterglen traffic will be using 1-25 and the
frontage road system, while 40% to 55% will use Vine Drive. Our traffic study
conservatively assumed 55% on Vine between the subject property and
Summit View Drive; and indicated that the traffic generated by Waterglen still
would not result in the need for a full 36' width of off -site improvements.
The applicant delayed taking this project to the Planning and Zoning Board until
the February meeting, in part, to allow Staff to "work with us to find some
creative, equitable solutions to the improvement of Vine Drive." The
recommended condition is neither creative nor equitable.
City Staff has also reversed their earlier position and has now indicated that
Waterglen will not even be reimbursed for the costs of oversizing on -site
collector and arterial streets. Under Staff's new interpretation, the $500,000 t
in Street Oversizing Fees generated at Waterglen would be used to subsidize
street improvements in other parts of the city. Given the wealth of City
Policies achieved by this project, this sort of negative interpretation is very
difficult to reconcile.
We are requesting that the Board:
* Recognize that surplus Street Oversizing Fees (probably $150,000 t more than
the costs of reimbursements for on -site oversizing) will be generated at
Waterglen; and
* Waive the standard requirement - as currently interpreted by Staff - for off -site
street improvements as allowed in the provisions of the LDGS; or
* Waive the standard requirement as allowed in the provisions of the Subdivision
Ordinance, and accept the interpretation that 1-25 - with the frontage road
system recognized as an integral part of the 1-25 circulation system - is in fact
an improved arterial in its existing condition, and that Vine Drive is a planned
arterial; and
* Direct Staff to work with the applicant to determine an equitable alternative
where Waterglen does not pay more than its fair share of the off -site
improvement costs.
Condition #7 regarding additional Storm Drainage information is needed due to a
misunderstanding by our drainage engineers. City Storm Drainage Staff was late in preparing
comments on the first drainage report submitted, and had indicated that - if our consultants
could provide some information beyond the normal ODP Drainage Report - we could delay
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urban design, inc.
lots of 7500 sq. ft. or greater, due to the perceived lack of demand for on -street parking.
Given the current push for higher densities and less pavement, we do not agree with giving
preferential treatment to large lots in this case. In response to concerns related to on -street
parking, we have proposed the following measures for 28' streets with lots facing each other
across the street:
Four off-street parking spaces (two in a garage or carport, and two tandem
spaces in the driveway) will be provided per unit;
In addition to required signage, on -street parking spaces will be specifically
striped on one side of the 28' streets; and
Strict private enforcement (as authorized by the City) of towing improperly
parked vehicles will be provided by the management of Waterglen.
The presence of central management at Waterglen will make these measures more
practical and enforceable than might be the case in conventional single family subdivisions.
Condition #6 would allow no flexibility in the standard requirements for off -site street
improvements, and - under Staff's interpretation - would require improvements to Vine Drive
from 1-25 to Lemay Avenue. We would like the Board to waive or modify this requirement for
the following reasons:
- Section 21-526 (K) - formerly Section 29-526 (K) - of the LDGS states that
"The Planning and Zoning Board is empowered to grant variances to the
provisions of this section... if the applicant demonstrates:
(4) That the granting of a variance from the strict application of any
provision would result in a substantial benefit to the City by reason of
the fact that the proposed project would help satisfy a defined
community need (such as affordable housing or historic preservation....
and the strict application of such a provision would render the project
practically infeasible."
The proposed project is intended to help satisfy two defined community needs:
The need to encourage development in the northeast (Policies 25, 39, 40, and
41); and The adopted Affordable Housing Policies that direct the city to
"Become a facilitator of affordable housing development; Promote a reduction
of the City's impact on the initial construction cost of housing; and Support
and encourage the private development of affordable housing in the
community."
Section 29-678 (6) indicates that subdivisions which do not have adequate
access to an improved arterial street or a planned arterial street are required to
construct off -site street improvements. Waterglen has access to 1-25 via the
frontage road system, and to Vine Drive - a planned arterial.
City Staff has indicated that Vine Drive is currently in need of substantial
improvements - regardless of the Waterglen development. It is not fair to
require this project alone to make up for deficiencies in the timing or funding of
the City's Capital Improvements program.
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urban design, inc.
CONDITIONS OF APPROVAL
Fort Collins has been recognized for achieving a high level of quality in new
development under the LDGS. However, this success has sometimes led to an attitude of
requiring ideal solutions, regardless of cost. At Waterglen we have set the goal of achieving
high long-term quality, but at the same time remaining very concerned with costs. We have
asked the City Staff and other review agencies to consider a similar philosophy. As a result,
we have agreed upon more efficient approaches to providing and maintaining water and sewer
services and a neighborhood park. We are hopeful that the same spirit of concern and
cooperation will be present in your review of the recommended conditions for approval of the
Preliminary PUD.
Conditions #1 and #2 deal with the detail and architectural character of the proposed
accessory uses. As indicated above, we are committed to making these uses compatible with
the residential neighborhood. Our proposal (identical to the approach used by the same
applicant at Pinecone Apartments), is to bring the Board "Real" elevations and details based
on the Neighborhood Convenience Center Design Guidelines, at the time of Final PUD review,
rather than "make up" design details at Preliminary. We were not aware that Staff had a
concern with this approach until last week; and are not opposed to the conditions as written.
Condition #3 deals with suggested modifications to normal PUD Landscape Standards.
Of the approximately 3.3 million square feet of open space at Waterglen, over half is included
in the residential areas, and - although our initial goal was focused on reducing housing costs -
there are other legitimate reasons for modifying these standards. With our approach, we can
provide more landscaping and open space area for the same budget as a "normal" PUD that
provides less landscaped area. Five years after installation, our approach can result in a
superior - and hopefully more sustainable -landscape. The "instant gratification" approach of
the current standards may not always be correct. We hope that the Board can give us an
indication of support for our proposed minor modifications to the landscape standards.
Condition #4 regards the noise impacts of 1-25. We are proposing a 150' separation
and a 7' to 9' high berm between our most easterly homes and the southbound lanes of 1-25.
In past experiences with projects affected by railroads and arterial streets, we have learned
that the combination of substantial berms and single story buildings is more effective in noise
mitigation than fences, walls, or increased flat setbacks. We therefore feel that a fairly simple
study can be used to determine the mitigation measures needed along the 1-25 frontage.
Although condition #5 recommends against our proposed minor local street widths, we
would like to request that the Planning and Zoning Board support our request. The standard
we have proposed at Waterglen was successfully used at Warren Shores, in the Landings, and
in a number of other residential areas in Fort Collins, and is consistent with the "Fire Code
Requirements" as listed in the new Neighborhood Compatibility Criteria. Standard radii
indicate that fire trucks and garbage trucks can make the 900 turns at the intersections as
designed.
The City of Fort Collins Design Criteria and Standards for Streets indicates that 28'
streets may be used if they are loop streets or cul-de-sacs with less than 750 ADT, if not
accessed from an arterial street. Our proposal meets these criteria. The City criteria also
indicates that 28' streets should not be used in single family areas where homes face each
other across the street; although variances to this standard have been routinely granted for
urban design, inc.
The lack of population and development activity in the area also tends to create the
perception that Waterglen is located on a remote site. However, when actual distances and
driving times to common destinations are reviewed against developing areas in the other
quadrants of Fort Collins, Waterglen compares very favorably. The average time and distance
from Waterglen to the common destinations shown on the attached tables and accessibility
map is 7.5 minutes and 4.4 miles. Average times and distances from the three comparison
sites to similar destinations ranged from 7.7 minutes/4.8 miles to 10.3 minutes/6.7 miles.
While the subject property is slightly further from some existing shopping and schools; it is
significantly closer to the identified employment centers. Our simplified comparison shows
that - on the average - Waterglen residents driving to work (locally) would 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.
City policies indicate that public transit service should be provided in this area when
an adequate population is provided. While Waterglen alone will not create that population
base; it is a start. The central management proposed at Waterglen will also facilitate
immediate neighborhood car pool programs; and this project will include the initial phases of
the trail system identified in the Northeast Area Transportation Plan.
SITE DESIGN CONCEPTS
To help create neighborhood identity and character, Waterglen has really been planned
as a series of small neighborhood areas with approximately 100 homes in each. These areas
are organized around an extensive and varied system of open space areas including the
neighborhood park, the Cooper Slough Nature Area, the Larimer/Weld Canal, existing utility
corridors, and perimeter buffer areas along the arterial roadways. Within the smaller
neighborhood areas, units are clustered around more protected open space/recreation areas
designed to function somewhat like shared back yards. 100% of the multi -family and the
manufactured homes, and over 90% of the modular/conventional lots, are directly adjacent
to open space areas. All common areas (not held by public entities) and front yards of the
manufactured home areas are proposed to be maintained by the owners' association. Buyers
of manufactured homes will also be purchasing one of a number of standard landscape
packages for their lot. This approach will further enhance the character, design, and
consistency of maintenance in the neighborhood.
The mix of housing types and prices proposed at Waterglen not only adds variety and
visual interest; it - more importantly - allows the potential for "upward mobility" within the
neighborhood. Thus residents can enjoy a stable neighborhood that is not the economically
homogenized environment found all too often in many suburban areas.
Accessory uses such as the convenience store, mini -storage facilities, and the like will
be designed in harmony with the proposed residential structures; and to be compatible with
the adaptive reuse of the existing houses - one of which may have historic value - on the
southerly portion of the site. Community gardens, the day care center, recreation areas,
laundry facilities, and other accessory uses are intended to serve social and functional
purposes.
February 28, 1994
City of Fort Collins
Planning and Zoning Board
P. 0. Box 580
Fort Collins, CO 80522
Dear Board Members;
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urban design, inc.
3555 stanford road, suite 105
fort collins, colorado 80525
(303) 226-4074
FAX (303) 226-4196
After the City of Fort Collins adopted an Affordable Housing Policy and a
Comprehensive Housing Affordability Strategy (CHAS) in 1992, the W. W. Reynolds
Companies began to look for opportunities to help provide some less costly housing in the
community. For the past year the W. W. Reynolds Companies have devoted many hundreds
of hours to Waterglen, in the belief that the City of Fort Collins is serious about addressing
this issue. There are other important factors that also combine to give Waterglen high
potential to become a successful, yet more affordable, neighborhood. These include:
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1. Adopted Land Use Policies strongly promoting City "...incentives such as utility and
infrastructure provisions or revenue bonds and tax increment financing." for
development in the northeast portion of the city.
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2. A site with characteristics that are especially well suited for manufactured housing.
(Existing utility infrastructure, flat topography, regional access/easy delivery of
dwelling units, natural open space amenity areas, planned and existing employment
centers that are adjacent to and/or easily accessible to the site, existing physical
elements that define and buffer the proposed neighborhood, controlled access, ample
raw water for irrigation, and the chance to become the first neighborhood in what will
likely become a greater residential area.)
3. An award winning developer with a proven track record of doing only high quality, well
managed industrial, commercial, and residential projects.
4. We are at a point in time when interest rates are at a level that can make home
ownership possible for many low and moderate income families, if the right housing
types can be provided. (This window of opportunity will not last. Delays in the review
process appear to have already eliminated some families that may have benefitted from
Waterglen.)
AFFORDABILITY
We began working with the City Staff on Waterglen last August, and made a formal
submittal of ODP and Preliminary PUD plans in October of 1993. Although the Staff has
determined that Affordable Housing policy questions and Land Use/Planning questions need
to be reviewed separately, it is not true that Waterglen is no longer intended to be affordable
to low and moderate income families. It is important to understand that we are asking the
Planning and Zoning Board to approve Waterglen, not Oust because it proposes affordable
housing, but because it stands on its own under adopted Citv Land Use Policies and the LDGS
(if the credit taken on the Density Chart for low income housing proves to be not applicable