Loading...
HomeMy WebLinkAboutMONTAVA - PHASE D CORE AND IRRIGATION POND - BDR240006 - SUBMITTAL DOCUMENTS - ROUND 4 - Project Narrative1 Basic Development Review - Project Information and Design Narrative Montava Phase D Core and Irrigation Pond, BDR240006 Updated November 6, 2024 We are pleased to submit our Basic Development Review application for the Montava Phase D Core and Irrigation Pond. This application is subject to and consistent with the Montava PUD Master Plan and PUD Overlay and the Montava PUD Master Development Agreement approved by the City in 2020. Phase D Bifurcation and Timeline As described in our Conceptual Review meeting on March 21, 2024, in several meetings with the City Executive Committee for Montava and City Planners, and further solidified following our Preliminary Design Review meeting on April 3, 2024, we have bifurcated Phase D and are seeking approval for this phase in two separate BDR submittals: this Phase D Core and Irrigation Pond plan (BDR240006) submitted May 1, 2024, and the Phase D “Infrastructure” plan (BDR240010) submitted July 31, 2024. Each of the two submittals has its own distinct submittal/approval timeline and will be designed to be completely functionally independent of any other submittals. The Phase D Core Development Agreement is anticipated to establish development triggers and/or milestones that inform the timing and implementation of the “Infrastructure” plan based in part on the productive discussions with staff during the Design Work Session held on May 21, 2024. With the collaborative partnership between the City, Montava Development & Construction LLC, and our committed design and engineering teams, we have organized around this Phase D Core and Irrigation Pond plan being approved in no more than 3 submittals, allowing us to get Director approval by early November, if not sooner, and get shovels in the ground by year end. Phase D Core and Irrigation Pond Summary Phase D Core and Irrigation Pond is composed of approximately 289.75 acres, centrally and ideally located within the Montava community, equidistant between the future Town Center and the future Farm. The Phase D Core neighborhood, approximately 50 acres of this total, is bordered by Giddings Road to the east, the future PSD Elementary School site and the non- potable Irrigation Pond to the west, future phases B and C immediately to the north, and future phases E, F, I and the Town Center to the south. The Phase D Core neighborhood serves as a transition from the dense neighborhood and mixed-use phases adjacent to Mountain Vista Drive, and the less dense, majority single-family neighborhoods that will border Richards Lake Road. 2 Existing Improvements and Uses The existing use of the property is Agricultural, and at present this land is owned by the Anheuser-Busch Foundation and actively farmed by Tim Kerbs. The area currently contains a small handful of sheds, equipment storage buildings and an unoccupied house of low-quality condition. Based on the findings of a Colorado Cultural Resource Survey performed in April 2024, Historic Preservation Services determined on May 10, 2024 that the property is not eligible for Landmark designation. Proposed Uses Our proposed uses are single-family dwelling units, attached and detached, and the Irrigation Pond that will be installed on Tract SS. Several tracts are reserved for future development: Tracts AA and JJ are currently anticipated to be approximately 120-210 multi-family units, and commercial/mixed use is anticipated for Tract Z. Other tracts, including Tracts II, MM, NN, OO, PP, QQ and RR are not intended for development, but are for drainage, detention, utilities, future roadways and grading purposes. All residential uses are consistent with the approved PUD Master Plan uses for Transect T3.2 (low-med density residential/SF detached), Transect T4 (med-high density residential/SF, MF, detached and attached, home occupations), and Transect T5 (high intensity mixed-use/commercial, residential, institutional). The future development tracts are included in the overall planning for this area and the anticipated future uses fit within the allowed uses of these transects, but they are not included for review or approval in the Phase D Core application. The mixed-density, single-family residential core of the neighborhood includes approx. 155 alley-loaded townhomes, and 174 cottages and small- and medium-single family homes, together with thoughtfully interconnected pedestrian pathways and green areas, recreation and community gathering spaces, native plant expanses, and pollinator corridors. Compared to previous submittals for Phases G and E, Phase D has a straightforward layout and drainage plan, no existing natural features or existing buildings that need special consideration, and our team is committed to articulating and immediately applying “lessons learned” from the previous submittals. The Phase D Core plan set is designed to stand alone and support itself with utilities and safe access routes to start residential construction. Irrigation Pond Summary A non-potable irrigation delivery system is planned for the Montava development and the west 3 pond serving the non-potable system would also be designed and constructed concurrent with Phase D Core. This pond will be located adjacent to the future City of Fort Collins community park, a future PSD elementary school site, and other planned Montava development areas and is envisioned to serve all three of these entities and all phases west of Giddings Road with shared non-potable irrigation through a distributed system if possible. If this shared system cannot be achieved, a non-potable irrigation system serving only the Montava development areas is still planned. Non-Potable System Approval – Revised Request Submitted to ELCO The ultimate design and use of the non-potable irrigation system assumes use of high- quality WSSC ground water for the main irrigation season and use of well water for shoulder season demand. As ELCO has been unwilling to review our non-potable system plans, which we understand to be a result of Montava not yet owning the property or wells included in our plan, we are unable to provide approval documentation in our Water Adequacy Determination Application. We have, however, submitted to ELCO a revised plan with an interim solution that should allow them to review and approve our non-potable plans. Our interim plan excludes use of well water for shoulder season irrigation, and instead includes use of water that we have already dedicated to ELCO. This solution can be evaluated, approved, and used until we own the wells, which at that point would allow ELCO to evaluate our non-potable system as initially intended, and allow us to replace the ELCO water with well water for shoulder season irrigation as was originally proposed. Water Adequacy Determination As discussed with Staff, we have requested a deferral of the Water Adequacy Determination until issuance of the first building permit to allow Staff and ELCO to make an appropriate review of the non-potable irrigation system and to issue a single, complete water adequacy determination. An existing agreement between Anheuser-Busch and The Larimer and Weld Irrigation Company - executed in 1986, approved by the City, and runs with the land - allows all stormwater from the Montava PUD land east of the No. 8 Ditch, up to the historic 100-year event, to be discharged into the Larimer and Weld Canal. Phase D Core and Infrastructure drainage will fall well short of the 100-year limit allowed in the existing agreement. City Planners have been provided with a copy of the agreement and the letter of approval by the City. Public Benefits Summary Phase D Core is subject to the Development Agreement to Secure Public Benefits for the Montava PUD Master Plan approved by the City in 2020 (the “Public Benefits Agreement”). The following summarizes the current status of the community benefits required by the Public 4 Benefits Agreement: (i) The public benefit of Large-scale Comprehensive Master Planning has already been met by virtue of the City Council’s approval of the Montava PUD Master Plan by Ordinance No. 014, 2020; (ii) The public benefit of New Urbanism has already been met by virtue of the City Council’s approval of the Montava PUD Master Plan which implements many New Urbanism characteristics; (iii) The public benefit of Urban Agriculture Development will be met by the development of a farm within the PUD Master Plan but not within Phase D, where organic, high- quality, locally-grown produce will be available to the public; with this Phase D, the initial phase of the farm will be either donated, sold or leased to Poudre Valley Community Farms before the first building permit; (iv) The public benefit of Zero Energy Ready Homes will be met in Phase D by all Residential Development being constructed to the applicable energy and efficiency standards and written certification thereof being submitted prior to each certificate of occupancy; (v) The public benefit of a Non-potable Water System will be met with Phase D by construction of the water delivery system and the west irrigation pond from which the irrigation water will be pumped and delivered to landscaping in common areas and private yards of Feasible Residential Units (see Irrigation Pond Summary above); (vi) The public benefit of Affordable/Workforce Housing will not be realized in this first phase of development however the Developer is actively planning how to accomplish the first major milestone of securing at least 150 affordable units prior to the 1000th building permit in Montava (see Affordable Housing Consideration below). Affordable Housing Consideration The Land Bank currently has an option to purchase 5 acres within Montava. We had previously outlined several potential locations, and they are currently considering a portion of one of the future development tracts of the Phase D Core which, if exercised wouldbring100+AffordableUnits to Montava and starts our affordable housing program. The Land Bank option expires Dec. 31, 2025. The Land Bank will be closely tracking Phase D Core approvals with the intention of keeping funding allocated to Montava/Northeast Fort Collins. Site Circulation The Phase D Core’s circulation system is designed to integrate into Montava’s overall interconnected grid of pedestrian-oriented streets, supported by surrounding arterials. The overall grid is designed to easily connect vehicles to arterials and collectors, allowing local streets to remain low volume, slow speed and pedestrian oriented. Phase D Core will include two connection points to Giddings Road, appropriately spaced per 5 required PFA and emergency access. The northern access road is intended to be an interim access road, as it will require re-engineering and repaving, etc., when we later design and construct Phase C. The ultimate northern access point to Phase D from Giddings Road is intended to be the improved intersection at Giddings and Maple Hill (the “Fiddle”) and will be further addressed in the Development Agreement and Phase D “Infrastructure” plan. Internal to Phase D Core, roadways are pedestrian-oriented, designed for slower speeds and use by all modes, with planned connectivity to future development phases. The bicycle network will connect internal to the site and provide access to the future Montava community that will include dedicated lanes along arterials, collectors, and key local streets, an independent network of off-street trails, and a highly connected network of low volume local streets. Site Design and Architecture Consistent with the approved PUD, Phase D Core implements key New Urbanist principles, including a wide variety of housing types, walkable streets and trails that connect to meaningful destinations and distribute traffic through a network of connected streets. Additionally, our layout provides ample green space - including drainage facilities and small park areas and civic spaces. As part of the Montava PUD Master Plan, Phase D Core will work seamlessly with other phases of Montava as those develop in the future. Composed of approximately 50 total acres, the residential portion of the Phase D Core layout creates 329 dwelling units and a net density of approximately 12.75 du/ac. Our updated layout contains 29 medium, 69 small, and 76 cottage style detached single-family homes, 155 attached single-family homes (townhouse or live/work). 120-210 multi-family units are planned on the tracts for future development that span Montava Avenue on the southern-most section of Phase D Core. Building design within Phase D Core will be based on the standards in the Montava Uses, Densities, and Development Standards and other applicable standards of the Land Use Code. These standards ensure an overall harmony among buildings within Montava yet allow for more specific architectural detail for each phase. Conceptual elevations are submitted with the Phase D Core application (see Conceptual Elevations and Lot Typicals exhibit); we propose that building elevations for two-family and single-family attached units be approved by minor amendment to the Phase D Core approval as was agreed to in Phase G. Building architecture will be also be reviewed and approved by the Montava Architectural Review Committee. Fire Sprinkled Structures To our knowledge, none of the structures included in the Existing Structures exhibit have automatic fire sprinklers. Sprinkling of the new residential dwelling units in Phase D Core will be in accordance with applicable building codes. 6 Compatibility with Surrounding Area The layout of the approved Montava PUD Master Plan generally transitions from higher intensity uses and density in the southwest adjacent to the Town Center to lower intensity uses and densities in the north and east adjacent to the Farm. This thoughtful design not only furthers the community and area goals but is supportive and compatible with the adjacent neighborhoods. The Phase D Core is centrally located within the PUD Master Plan; its proposed uses will implement a part of the transition between the highest and lowest intensity uses. No existing neighborhoods are immediately adjacent to the Phase D Core. Future neighborhoods adjacent to the Phase D Core will also be located within the PUD Master Plan and further implement the overall design. Following approval of the Phase D Core and Phase D Infrastructure plans, we anticipate developing the residential phases to the southwest that have been part of our plans from the beginning, namely Phases G, E, F and the Town Center (H). The order of development of such phases will largely depend on the timing of the resolution of the No. 8 Ditch crossing and improvement questions. Water Detention / Drainage Plan Phase D Core is contemplated in the 2019 Master Drainage Study and is served by subbasins D and F, which ultimately drain into future Pond F and are then conveyed via channels to future pond 426 in a southeasterly direction, ultimately following the historical path contemplated in the 2019 Master Drainage Study and working in alignment with the ICON study. Montava is working with the City, the Larimer & Weld Irrigation Company and the BNSF to design drainage outfall facilities that will serve the project pursuant to the ICON study and consistent with the 2019 Master Drainage Study. Run-off Treatment LID (Low Impact Development) features as required by the City are implemented for Phase D Core with the use of rain gardens and underground storage. Stormwater conveyance will be engineered through a series of channels and ponds to meet the requirements established in the Fort Collins Stormwater Criteria Manual, Dec. 2018. Natural Features Phase D Core lacks existing natural features that require additional study, modification, mitigation, or special consideration. Phase D Core does NOT contain any of the following: canals, irrigation ditches, water bodies, or wildlife. Phase D Core does contain a small, low-quality wetland swale; although it has already been 7 determined non-jurisdictional by the ACOE, we propose to do temporary grading and seeding for erosion control purposes and install permanent plantings and delineate the area as an Natural Habitat Buffer Zone after construction of the roadway improvements in the Infrastructure Plans. All large trees within Phase D Core have been walked and reviewed by a City Forester, and determined to be undesirable species and in poor health; all will be removed and mitigation provided per the Land Use Code. Restricting Factors or Characteristics We do not foresee any restricting factors or characteristics within the Phase D Core and Irrigation Pond plan that would prevent approval and construction in the time frame provided in the first section of this narrative. Phase D Core does not require ditch crossings or improvements, storm drainage under the BNSF will not exceed historic drainage, there are no large scale land sales within this phase to negotiate, we’re not introducing any new or innovative intersection designs, we are designing primarily to standards and/or variances that have already been approved in prior submittals, there is no offsite ROW to acquire, and no Master Street plan amendments are required to develop this phase. Additionally, we will leverage existing utility connections, including the following: 1. Boxelder Sanitation serves the area and Phase D will connect to the existing mainline running through Phase D. 2. ELCO water currently serves the property and is available via an existing main in Giddings ROW. 3. Fort Collins Light & Power currently serves the property and is available via existing infrastructure near the Giddings ROW. 4. Telecom is available via the Giddings ROW. 5. Phase D is included in the Upper Cooper Slough Drainage Area, and we will construct/install improvements recommended in the ICON report to support this Phase and future phases, all consistent with the 2019 Master Drainage Study. 6. The same non-potable system previously submitted for approval with Phase G is designed to serve the entire project west of Giddings Road is included in this submittal. We have revised one component of the system in attempt to gain ELCO’s approval of our non- potable system; we are replacing well water with ELCO water for shoulder season use. Aside from including a new pump that will convey ELCO water to our non-pot pond, the engineering design of the system overall remains unchanged from our prior submittal. Previous Submittals Phase D Core is part of the approved Montava PUD Master Plan. We have obtained technical approval of our Phase G plans and have undergone three rounds of review on Phase E - both of those phases are on hold pending resolution of Ditch Company issues regarding ditch improvements and crossings. In addition, the City Attorney has confirmed that the prior 8 Interpretation of the BDR appeal process is applicable to all of Phase D. Phase D was the subject of a Conceptual Review meeting on March 21, 2024 and a Preliminary Design Review on April 3, 2024. We have worked with City Staff to address some specific issues, including Giddings Road Improvements and utility easements, which are summarized below. Giddings Road Improvements Our TIS indicates a need to widen the pavement on both sides of Giddings at the two access points for Phase D Core in order to provide a center turn lane. We will also be constructing a southbound right turn lane on Giddings Road at Mountain Vista Drive, and a northbound left turn lane from Mountain Vista Drive to Giddings Road. These indications have been designed in this Phase D Core plan set. Following a very productive design work session with City staff on May 21, 2024, we will propose the construction of a Fiddle intersection at Giddings Road/Maple Hill Drive, the completion of ultimate condition improvements on Giddings - such as curb, gutter, bike lanes and sidewalk - between the Fiddle and the southern Phase D Core access point, and the completion of Maple Hill Drive adjacent to the Phase D Core as a component of the Phase D “Infrastructure” plan set. We also anticipate tying completion of the Phase D Core plan set to a to-be-determined milestone for Giddings Road within the Infrastructure plan set. These concepts have been discussed further with City staff and will be outlined in the Development Agreement. Giddings Road ROW Giddings currently has a 100’ ROW from Richards Lake Road to Mountain Vista Drive. Current LCUASS shows an 84’ ROW for the future 2 lane arterial roadway. We understand that City Council action will be required in order to vacate any excess ROW. We propose to initiate the ROW vacation process with the “Infrastructure” plan. Utility Easements City staff has indicated that standard 9-foot utility easements along collectors and standard 15-foot utility easements along arterial roadways will be required per LCUASS, but that a variance of the LCUASS requirements for utility easements on lesser street classifications, i.e. local or smaller, would be supported by staff as serving the New Urbanist principles that were contemplated and approved with the PUD, including the intimate enclosure of human interactions at the public-private property boundaries, allowing pedestrians to connect directly with residents on their front porches and stoops. That variance request has been submitted to Engineering for 9 official approval. Montava will dedicate a 15-foot utility easement on the east side of Giddings Road and has submitted its application therefor. Gas service will not be provided in Phase D, as Montava has committed to being an all-electric community. Thank you to City Staff and outside agencies for your time and effort in reviewing our Phase D Core and Irrigation Pond plan BDR submittal. We appreciate the proactive thought, attention, conversation, and collaboration thus far in Phase D planning and look forward to working together to bring this neighborhood to life. Please reach out to Forrest Hancock with any questions or requests for additional information. Email: Forrest@montava.com Cell: 303-815-5769