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Home My WebLink AboutVariance Requests - 08/18/2025 Electric Service Standards Alternative Compliance/Variance Application City of Fort Collins Utilities Electric Engineering Section A: Engineer/Owner Information Engineer Name Phone Street Address City State Zip Owner Name Phone Street Address City State Zip Section B: Proposed Project Information Project Name Project/Application Number from Development Review (i.e. FDP123456) Legal description and/or address of property Description of Project Existing Use (check one): ☐ residential ☐ non-residential ☐ mixed-use ☐ vacant ground Proposed Use (check one): ☐ residential ☐ non-residential ☐ mixed-use ☐ other If non-residential or mixed use, describe in detail Section C: Variance Information State the requirement from which variance is sought: What hardship prevents this site from meeting the requirement? Attach separate sheet if necessary What alternative is proposed for the site? Attach separate sheet if necessary ☐ ☐ ☐ ☐ page 2 The owner agrees to comply with the provisions of the zoning ordinance, building code and all other applicable sections of the City Code, Land Use Code, City Plan and all other laws and ordinances affecting the construction and occupancy of the proposed building that are not directly approved by this variance. Signature of owner: Date: If you have questions or need assistance ﬁlling out forms, contact Fort Collins Utilities at: Phone: 970-212-2900 · V/TDD 711 Web: fcgov.com/utilities ∙ Email: ElectricProjectEngineering@fcgov.com Aids and services are available for persons with disabilities. Utilities 5/21 Date complete application submitted: Date of approval/denial: Variance: approved denied Staf ustiﬁcation/notes/conditions: Approved by: Entered in project file? yes no Of f i c e u s e on l y August 18, 2025 Cody Snowden via email only Director of Electrical Engineering City of Fort Collins Light & Power 222 Laporte Ave Fort Collins, CO 80521 RE: Electrical Meter Hardship – Variance Request Switchgrass Crossing – 3800 Mason Street, Fort Collins Dear Cody, The purpose of this letter is to request the subject variance so Volunteers of America (VOA) may install one master meter on a new 45-unit affordable housing project, Switchgrass Crossing, which we plan on owning and operating in perpetuity. Switchgrass Crossing will be 100% deed-restricted affordable housing for older adults (age 55+), located in midtown Fort Collins. Volunteers of America By way of background, Volunteers of America is a faith based, national non-profit whose mission is to provide high quality services to uplift our communities most vulnerable populations across a spectrum of clients. More information can be found at this link; https://www.voacolorado.org/services/northern-colorado . The Switchgrass Crossing development follows up the older adult (age 55+) Cadence project developed in 2021-2022 which currently has a 400+ person waitlist. Switchgrass Crossing • One bedroom/one bath: 39 units @ 625 sf • Two bedroom/one bath: 6 units @ 835 sf • Total: 45 units • Population: Older adults, age 55+ some with disabilities • Area Median Income: 30-60% which for Larimer County equates to $27,000 - $61,000 • Financing: Low Income Housing Tax Credit (LIHTC), loans and gap funds • Timing: Construction Start/Finish – March, 2025/April, 2026 • Land Use Restriction Agree: 40 years which is recorded on title. During this period the use of affordable housing (at restricted rents) cannot change. VOA never sells quality housing assets. Rather, we would pursue additional capital for renovations in the 15-25 year time frame. Theoretically, this property could be sold but the new owner would have to abide for the restricted rents for this 40 year period. • Sustainability Features: The project will be all electric, have a solar PV system on the roof, and many other sustainable features. It will be built to Enterprise Green Communities, Energy Star and Zero Energy Homes standards. The solar system will allow the property to level out the peaks and valleys of electric consumption. See memo from Group 14, dated July 17, 2025. • Tenant Billing: Residents rent will include all utilities which we have found that our residents prefer as it simplifies monthly budgeting and payments. • Electric Meters: With resident utilities included in monthly rents, there is no need to build out electric meters. • Utility Cost Memo: See the Group 14 Memo, dated July 17, 2025. • Resident Electricity Cost: Total projected to be $20,100 for all 45 apartment units. • Per Unit Electricity Cost: $447/year or $37/month, per resident. Justification As a national non-profit, faith based organization our goal with our buildings is to serve and uplift vulnerable populations and plan or the long-term. Based on our experience at Cadence, we know we will be serving a vulnerable older population many on fixed incomes. With a master meter configuration, we will remove the administrative and financial burden from our residents. We believe the risk to the City of Fort Collins of our 45 residents running their electric appliances excessively is very minimal and is mitigated by the following factors; a) small unit sizes, b) the solar PV system and c) the projected billing per unit per month which is only $37/month, and d) the project is participating in the Fort Collins Utility Integrated Design Assistance Program (IDAP) to maximize energy efficient design opportunities and reduce apartment electricity consumption. Further, the likelihood of this building ever changing hands to a for profit developer and converting it to market rate apartments or condominiums is extremely unlikely due to VOA being a mission based owner and the Land Use Restriction Agreement. In addition, the local housing authority, Housing Catalyst, is a Special Limited Partner in the project to help ensure long term affordability. VOA and Housing Catalyst successfully partnered on the Cadence housing development as well. VOA respectfully requests a variance from the City of Fort Collins policy and allow the Switchgrass Crossing project to not be required to build separate utility metering for individual tenants. Thanks for considering this request and I can be reached at 303-726-1055 and dsnyder@voa.org if you have any additional questions. Sincerely, VOLUNTEERS OF AMERICA Vice President, Regional Real Estate Development Title: VOA Switchgrass Utility Cost Projection Author(s): Michael Levinson Phone: 720.221.1077 Date: July 17, 2025 Email: mlevinson@group14eng.com OVERVIEW Group14 Engineering has conducted a utility cost analysis for the VOA Switchgrass project in Fort Collins. The purpose of this analysis is to: ● Provide whole building utility cost estimates for the proposed new construction project. The estimates in this memo are conservative in nature. Energy modeling results are based on the 100% SD package. PROJECT DESCRIPTION Group14 has the following understanding of this project: ● The project is located in Fort Collins. ● Electric, water, and sewer service will be provided by Fort Collins Utility. ● The project is a 45-unit, four story new build (39 one BRs and 6 two BRs), totaling 47,662 SF. ● The new build all-electric design approach includes mini split system air source heat pumps, a central heat pump domestic hot water boiler plant, Energy Recovery Ventilation, low flow water fixtures, LED lights, ENERGY STAR appliances, and 2021 IECC envelope assemblies. ● The new build will be designed to 2020 Enterprise Green Community and Energy Star Multifamily New Construction standards ● The building will have master meters for electricity, water and sewer. The residents will not pay any utilities and will be charged gross rents. ● A Solar PV 54.2 kW AC system will be installed with an estimated 93,000 kWh in annual generation. UTILITY COST ESTIMATES Based on an assessment of the conceptual design drawing set, Group14 has estimated annual master meter utility costs as follows (based on 2025 utility tariff rates): ● Electricity: $42,500 ○ The estimated breakdown between common area and apartments is shown below, assuming on-site solar production is applied to common area costs. It also assumes that the central DOAS and DHW systems are included in common area costs. ■ Common Area Electricity Cost: $22,400 ■ Residential Electricity Cost: $20,100 ● Water: $7,100 (covers all building use, with minimal irrigation) ● Sewer: $8,500 (covers all building use, with minimal irrigation) Page 1