TOWN BOARD MEETING Town Board Chamber 3 S. Timber Ridge Parkway, Severance, CO 80550
AGENDA REGULAR MEETING 2019-08 May 7, 2019 6:00 p.m.
5:30 p.m. Light supper for the Board
1 CALL TO ORDER
1. Roll Call
2. Pledge of Allegiance
3. Public Comment: The purpose of the Public Comment is for members of the public to speak to the Town Board on any subject not scheduled on the Agenda. To accomplish scheduled agenda items, comments should be limited to a three- minute time-period. The Town Board shall make no decision or action on comments, except to schedule the matter for decision later. Those addressing the Town Board are requested to state their name and address.
4. Agenda Review: Town Administrator
5. Consent Calendar The Consent Calendar is intended to allow the Town Board to spend its time and energy on the important items on a lengthy agenda. Administration recommends approval of the Consent Calendar. Anyone may request an item on this calendar to be "pulled" off the Consent Calendar and considered separately. Agenda items pulled from the Consent Calendar will be considered separately under Pulled Consent Items. Items remaining on the Consent Calendar will be approved by Town Board with one vote. The Consent Calendar consists of: Ordinances that are routine; Resolutions that are routine; Items of no perceived controversy; Routine administrative actions.
1. Minutes April 2, 2019
6. Approval of Agenda
2 REGULAR MEETING
1. RLE Site Plan (pg. 3) • Action
2. Joint Housing Authority with the Town of Windsor (pg. 7) • Action 1 3. Conduit for Major Arterial Roads (pg. 59) • Action
3 STAFF REPORTS Board approval may be sought for administrative actions in association with staff reports.
• Town Administrator • Town Attorney • Town Planner • Town Engineer • Mayor
4 ADJOURN
2
TOWN BOARD MEETING Town Board Chamber 3 S. Timber Ridge Parkway, Severance, CO 80550
MINUTES REGULAR MEETING 2019-06 April 2, 2019 6:00 p.m.
Present: Mayor: Don McLeod Trustees: Bruce Florquist Dennis “Zeke” Kane Frank Baszler Michelle Duda Tad Stout
Absent: Don McLeod
Staff: Nicholas Wharton, Town Administrator Michael Jenner, Town Clerk Mitchell Nelson, Town Planner Matt Gould, Town Attorney Chris Messersmith, Town Engineer
Audience: Ann Kling, Kendra Adams, Brad Irion, Gerry and Peggy Makey, Kathy Steerman, Chris Freeman, Dan Meyers, Patty Varra, Tom and Judy Bullard.
1 CALL TO ORDER
1. Roll Call
2. Pledge of Allegiance
3. Public Comment:
-Ann Kling and Kendra Adams presented a declaration to declare the week of April 8th as National Library week. .
3 -Stephen Gagliardi asked the board to consider changing the municipal code to allow State legal fireworks to ease the workload on the new police department. The Board will bring this back for action at a later time.
The purpose of the Public Comment is for members of the public to speak to the Town Board on any subject not scheduled on the Agenda. To accomplish scheduled agenda items, comments should be limited to a three-minute time- period. The Town Board shall make no decision or action on comments, except to schedule the matter for decision later. Those addressing the Town Board are requested to state their name and address.
4. Agenda Review: Town Administrator - The Proclamation to make April 8th National Library Week item number one
5. Consent Calendar The Consent Calendar is intended to allow the Town Board to spend its time and energy on the important items on a lengthy agenda. Administration recommends approval of the Consent Calendar. Anyone may request an item on this calendar to be "pulled" off the Consent Calendar and considered separately. Agenda items pulled from the Consent Calendar will be considered separately under Pulled Consent Items. Items remaining on the Consent Calendar will be approved by Town Board with one vote. The Consent Calendar consists of: Ordinances that are routine; Resolutions that are routine; Items of no perceived controversy; Routine administrative actions. • Minutes March 5, 2019
MOTION WAS MADE BY TRUSTEE FLORQUIST second by Trustee Kane to approve the consent calendar. All Board members present voting YES,
MOTION PASSED
6. Approval of Agenda
MOTION WAS MADE BY TRUSTEE BASZLER second by Trustee Florquist to approve the agenda with adding the Library Week as item number one. All Board members present voting YES,
MOTION PASSED
2 REGULAR MEETING
4 1. Proclamation for National Library Week - Ann Kling reiterated that April 8th was Library Week • Action
MOTION WAS MADE BY TRUSTEE FLORQUIST second by Trustee Baszler to declare the week of April 8th national library week. All Board members present voting YES,
MOTION PASSED
2. Severance South Final Plat - Kris Picket presented on behalf of the developer for Severance South. They will be developing the north east tract first as well as doing public improvements in order to gain traction on the project. As this project has already gone through the process there were very few questions.
• Action
MOTION WAS MADE BY TRUSTEE STOUT second by Trustee Kane to approve Severance South Final Plat with administrative recommendations. All Board members present voting YES,
MOTION PASSED
3. Extraction Oil and Gas Site Plan. - Troy Owens from Extraction Oil and Gas explained the site plan for their proposed well on the Tailholt project. They will be taking all possible steps to reduce noise, traffic and emissions from the site and have agreed to permanently monitor the site for fumes. - Town Planner Mitch Nelson stated that Extraction has been working with the Town as well as the neighbors of the site and all issues have been addressed. • Action
MOTION WAS MADE BY TRUSTEE STOUT second by Trustee Kane to approve the Extraction Oil and Gas Site Plan with Staff recommendations. All Board Members present voting YES,
MOTION PASSED
Recess Called from 7:13-7:18
3 STAFF REPORTS Board approval may be sought for administrative actions in association with staff reports.
5 • Town Administrator • Town Attorney • Town Planner • Town Engineer • Mayor
4 ADJOURN – 7:37 PM
TOWN OF SEVERANCE
______Donald M. McLeod, Mayor
ATTEST:
______Michael Jenner, Town Clerk
6
AGENDA ITEM SUMMARY
AGENDA ITEM SUBMITTED BY PRESENTED BY
RLE Site Plan Mitchell Nelson Mitchell Nelson
ACTION REQUESTED
Administration asks that the Board of Trustees review and take action on Concept Plan the proposed RLE Site Plan. Preliminary/Final Plat • Actions that may be taken: Resolution/Ordinance 1. Approve the proposed site plan Agreement 2. Approve the proposed site plan with discussed changes. Report 3. Take no action ✓ Action Requested
BRIEF SUMMARY The Site Plan for RLE Technologies is a single tenant commercial/industrial building. The proposed building is 15,226 SF and is oriented generally SW to NE in the center of Tract 2 Saddler Ridge Subdivision Lot 2. The site proposes two accesses off of Saddler Blvd.
PUBLIC SUPPORT/CONCERN
None at this time.
ANALYSIS AND RECOMMENDATION
Administration recommends that the Board of Trustees approve the proposed site plan with staff conditions.
MATERIALS SUBMITTED
The following materials were included in the Planning Commission Packet; • Staff Reports • Proposed Site/Construction Plans • Proposed Elevations • Traffic Study • Vicinity Map • Referral
7
Town of Severance Original Report: April 1, 2019 3 South Timber Ridge Parkway Amended: P.O. Box 339 Severance, CO 80546 970.686.1218
STAFF REPORT Project Name: RLE Technologies Project Type: Site Plan Location: Northeast corner of HWY14 and HWY257/CR17 in the Saddler Ridge Subdivision
THE FOLLOWING RECEIVED OR WERE MAILED THIS REPORT:
Town of Severance Project Planner Engineer Town Manager Town Attorney
Other Referral Agencies Windsor-Severance Fire District Unites States Postal Service TDS Telecom Weld RE 4 School District XCEL PVREA Century Link Windsor Planning Department CDOT Safe Built
RESPONSES FROM TOWN OF SEVERANCE DEVELOPMENT REFERRAL AGENCIES ARE ATTACHED TO THIS REPORT
NO RESPONSE indicates an agency has not sent any comments to the project planner before the writing of this summary.
If you have any questions concerning comments on your project or the development review process, please feel free to contact Mitch Nelson - Town Planner at 970.686.1218.
It has been approximately Four (4) week(s) since your submittal. As promised, the Town of Severance is providing comments to you at this time to advance the development review process.
The following “Outstanding Issues” section is provided to assist the applicant in identifying what are the significant, outstanding issues, which must be addressed before the project can be approved or prepared for public hearings. This is followed by a lis t of “Next Steps” section, which describes the approaching steps in the review and approval process.
Comments regarding specific revisions to any plan(s), plat(s) or construction drawings are not contained in “Outstanding Issu es” and “Next Steps” sections. You will find those comments on the following pages or in attached reports. Please, read this entire
RLE Technology– Site Plan 5.7.19 1 8 report and address each comment. If you have any questions or concerns regarding any comment, contact the Town Planner or the individual agency.
NEXT STEPS
1. Planning Commission scheduled for April 17th, 2019 2. Town Board scheduled for April 23rd, 2019
OUTSTANDING ISSUES
1. Outstanding issues for this proposal will be based on material found in this staff report and discussed at the Planning Commission meeting.
PROJECT NOTIFICATION
Notice of the Planning Commission public hearing was mailed to all property owners within 500 feet of this proposed project.
A sign notifying the public that the property was under review for development was posted a minimum of 15 days ahead of the Planning Commission hearing.
The public hearing was also posted in the newspaper of record a minimum of 15 days ahead of the Planning Commission hearing
PROJECT DESCRIPTION
The Site Plan for RLE Technologies is a single tenant commercial/industrial building. The proposed building is 15,226 SF and is oriented generally SW to NE in the center of Tract 2 Saddler Ridge Subdivision Lot 2. The site proposes two accesses off of Saddler Blvd.
TOWN STAFF COMMENTS
TOWN ENGINEER See attached
TOWN MANAGER No comments received
TOWN ATTORNEY No comments received, any development agreement will be reviewed by the Town Attorney
REFERRAL COMMENTS This project was sent to referral agencies. At the time of the staff report no referral comments have been received, staff will be forwarding any referral comments directly to the applicant and they will be located in the Planning Commission and Board packets. The applicant should be aware that the utility companies will sign the revised plat and that the applicant is responsible to coordinate with the utility companies to get their approval. REFERRAL COMMENTS There were no comments at the neighborhood meeting.
RECOMMENDATION TO PLANNING COMMISSION
Staff recommendation: Overall this project meets the goals and policies set forth in the Comprehensive Plan and Code.
RLE Technology– Site Plan 5.7.19 2 9 Planning staff recommends that Planning Commission forward a recommendation of approval to the Board of Trustees with the following conditions:
1) Applicant receive Fire Department approval 2) Applicant add additional planting of evergreens either along Saddler Boulevard or at the northwest corner of the building to provide additional screening from future residents of Tract 9. 3) All Tree Board comments will be addressed 4) In areas of future expansion staff asks that additional tree plantings are added to the plans. Staff understands that these will not be planted until full buildout. Specifically, on the southeast corner of the building in between the proposed expansion areas Future foundation planting may be required in those areas as well. 5) Applicant add sight distance triangles to both entrances. 6) Please add Severance notes and details to the landscape plans 7) Applicant address any referral comments 8) A development agreement may be necessary, staff will coordinate prior to final Board of Trustees meeting. 9) This project is served by NWCWD and Saddler Ridge Sanitation, both entities will need to provide a will serve letter prior to approval. 10) Severance Public Works may have comments prior to final approval, staff will coordinate. 11) Staff would ask to review an irrigation plan, and confirm the areas receiving permanent irrigation.
RECOMMENDATION TO TOWN BOARD OF TRUSTEES
Planning staff recommends that Board of Trustees approved the RLE Site Plan with the following conditions:
1) Applicant receive Fire Department approval 2) Applicant add additional planting of evergreens either along Saddler Boulevard or at the northwest corner of the building to provide additional screening from future residents of Tract 9. 3) All Tree Board comments will be addressed 4) In areas of future expansion staff asks that additional tree plantings are added to the plans. Staff understands that these will not be planted until full buildout. Specifically, on the southeast corner of the building in between the proposed expansion areas Future foundation planting may be required in those areas as well. 5) Applicant add sight distance triangles to both entrances. 6) Please add Severance notes and details to the landscape plans 7) Applicant address any referral comments 8) A development agreement may be necessary, staff will coordinate prior to final Board of Trustees meeting. 9) This project is served by NWCWD and Saddler Ridge Sanitation, both entities will need to provide a will serve letter prior to approval. 10) Severance Public Works may have comments prior to final approval, staff will coordinate. 11) Staff would ask to review an irrigation plan, and confirm the areas receiving permanent irrigation.
RLE Technology– Site Plan 5.7.19 3 10
Memo
TO: Mr. Nick Wharton, Severance Town Administrator Mr. Mitch Nelson, Severance Town Planner
FROM: Chris Messersmith, Colorado Civil Group, Inc.
DATE: April 10, 2019
SUBJECT: RLE Technologies – Site Plan
PROJECT NO: 0042.0013.00
PROJECT ID: 2019-03
We have completed our engineering review of the RLE Technologies – Site Plan first submittal package received on February 21, 2019. According to the Land Use Application, the following items (to be reviewed by Engineering), were included with the submittal package:
• Letter of Intent • Title Commitment • Property Tax Statement • Legal Description (not included) • Drainage Plan (not included) • Drainage Report • Utility Plans • Utility Report • Soils Report/Geotechnical Report • Landscape and Open Space Plan • Traffic Study • Mineral / Oil & Gas Rights Documentation (not included) • Oil & Gas Surface Use Agreement (not included) • Site Plan Map • Exterior Elevations • Lighting Plan • Development Agreement (not included) • Vicinity Map (not included) • Cactus Hill Memorandum
We offer the following engineering comments:
General Comments:
1. The Saddler Ridge Metropolitan District (SRMD) owns and maintains the sanitary sewer system, storm drainage system, and the public streets within the development. The SRMD
COLORADO CIVIL GROUP, INC. • 5110 Granite Street, Unit D • Loveland, CO 80538 • 970-278-0029 1 11 will need to review and approve the development application. A Will-Serve letter will need to be provided by the SRMD.
2. Has the future expansion been considered with respect to utility service sizing and drainage calculations?
3. The Land Use Application was not signed by the applicant.
4. The potable and non-potable water service will be provided by the North Weld County Water District (NWCWD). A Will-Serve letter will need to be provided by the NWCWD.
5. Landscape drawings and drainage report areas for open space and total are conflict with each other. Correct as necessary.
6. Owner listed on cover sheet and application does not match title commitment. Current owner should match the title commitment.
Title Commitment:
7. The Title Commitment prepared by Heritage Title Company, Commitment No. 592- H0539839-019-MB0 with an effective date of July 12, 2018 lists:
LIBERTY SAVINGS BANK, F.S.B.
as the fee simple owner.
8. The Title Commitment must be dated no more than 30 days prior to the date of the site plan application submittal per SMC 16.5.10.a.2. Provide updated Title Commitment.
Utility Plans:
9. Easements: Add the Reception Number to the existing easements.
10. The Architectural and Engineering Finished Floor Elevations (FFE) appear differ (5186.00 compared to 5193.00).
11. Based on the proposed grading, it appears that the easterly proposed access would require a cross-pan.
12. A pedestrian easement may need to be dedicated where the proposed sidewalk will be constructed outside of the existing Saddler Boulevard right-of-way.
13. The Final Drainage Report indicates that a swale will be constructed along the southerly property line, which needs to be reflected on the Grading & Erosion Control Plan.
14. Add the SANITARY SEWER SERVICE CONNECTION (DETAIL SS-A) to the MISCELLANEOUS DETAILS sheet.
Final Drainage Report and Plan:
15. Final Drainage Report indicates that runoff will be captured in a swale on the south property line. Grading plan does not depict or call out for a swale. Also confirm, that a swale exists on the south property line of Tract 1 and that the swale can handle additional runoff from Tract 2.
COLORADO CIVIL GROUP, INC. • 5110 Granite Street, Unit D • Loveland, CO 80538 • 970-278-0029 2 12
16. Detention Pond E will need to be analyzed to verify that there is sufficient capacity for the proposed improvements for the following reasons:
• Saddler PUD original design called for 3.72 acre-feet volume (Messner Engineering, 2005) • Bridle Hill Detention Pond E Capacity Memo determine that the existing capacity was 1.85 acre-feet (CCG Memo, 2012). • Bridle Hill Detention Pond E Capacity Memo indicates that any development will require modifications to the pond to increase capacity. • Saddler PUD Tracts 9 & 10 Preliminary Drainage Report called for the WQCV + 100-year volume to be 3.26 acre-feet (Crestone, 2018) • Saddler PUD Tracts 9 & 10 development plan has not been approved. • Windsong Event Center (Tract 1) was developed in 2013. Review correspondence indicated that the pond would need to be expanded to 2.10 acre-feet. It is not known if Pond E was modified to increase capacity for this development.
Utility Report:
17. The Utility Report titled “RLE Technologies Tract 2 Saddler P.U.D. Severance, CO Utilities Memo,” dated February 8, 2019 was reviewed. The Utility Report should be stamped/sealed by a licensed engineer.
18. The applicant should confirm that the 4-inch sanitary sewer service is adequately sized to provide service to the proposed building. Based on the proposed uses (including future uses), it has been assumed that a grease interceptor is not required (SMC 13-5-30). The applicant should confirm this.
Traffic Impact Study:
19. A Traffic Impact Study was not provided with the submittal package. The Town of Severance had provided a separate Traffic Impact Study titled “Saddler Ridge Traffic Impact Analysis Severance, Colorado,” prepared by DELICH ASSOCIATES and dated February 2019. The Town of Severance will require a sealed PDF copy of this Traffic Impact Study for their records. Saddler Ridge development relies on the following intersections:
• SH 14 – SH 257(South)/WCR 17(North) – Existing Traffic Signal • SH 14 – Site Access (is this constructed) • SH 14 – WCR 19 – Existing Stop Control • WCR 17 – Saddler Boulevard • WCR 19 – North Industrial Site Access • WCR 19 – South Industrial Site Access
The following intersections were not part of the Traffic Impact Study:
• WCR 17 – Branding Iron Drive • WCR 17 – Roper Trail
20. The Traffic Impact Study includes the short range analysis (Year 2023) which includes full development of the site and an appropriate increase in background traffic. The Traffic Impact Study also includes the long range analysis (Year 2040) which includes an
COLORADO CIVIL GROUP, INC. • 5110 Granite Street, Unit D • Loveland, CO 80538 • 970-278-0029 3 13 appropriate increase in background traffic. The background traffic growth rate was assumed to be 2.9 percent per year.
21. All of the intersections included in the Traffic Impact Study operate at an acceptable level of service in the short and long range analyses (COG VI Table 1.27.1).
22. In the Geometry Section, the first sentence may need to reference Figure 12 instead of Figure 11. This also applies to the last sentence in Section IV CONCLUSIONS/RECOMMENDATIONS.
23. Traffic Impact Study includes the Short Range (2023) and Long Range (2040) geometry required at the intersections as shown of Figure 12. Some of the auxiliary lane improvements will not be the responsibility of the Saddler Ridge Development.
24. Since a site-specific Traffic Impact Study was not included with the submittal package, the Town of Severance will require a letter indicating that the RLE Technologies project is consistent with the assumptions in the Saddler Ridge Traffic Impact Analysis. The letter should also indicate if any auxiliary lane improvements will be required with the development of the RLE Technologies site.
25. The primary access point for the parking lot was previously constructed with the construction of Saddler Boulevard. The Site Plan shows a second access point to the east with a flowline offset of 90 feet, approximately. Saddler Boulevard is assumed to be a 2 Lane Collector. The minimum distance between driveways is 200 feet (COG VI Table 1.04.2). The Traffic Engineer should provide documentation indicating that these two driveways, along with anticipated background traffic, will operate acceptably. A variance request letter should also be provided related to the proposed driveway spacing.
Soils Report:
26. The Soils Report titled “Geotechnical Subsurface Exploration Report RLE Technologies- Saddler Arena/Bridle Hill Severance, Colorado” prepared by Earth Engineering Consultants, LLC dated August 14, 2018 was reviewed.
Additional comments can be found in the provided redlines. We are available to meet with the applicant and/or their consultants to review the comments. Please let me know if you have any questions regarding this memo.
COLORADO CIVIL GROUP, INC. • 5110 Granite Street, Unit D • Loveland, CO 80538 • 970-278-0029 4 14
land planning landscape architecture urban design entitlement
February 8th, 2019
RLE Technologies Letter of Intent
The site is located on Tract 2 within the Saddler PUD near the northeast corner of Highway 257 and Highway 14. The Cactus Hill Lateral Ditch runs beneath the site, Windsong Event Center is adjacent to the west and vacant land is on the north and east. The site is zoned Development Node and meets the applicable Land Use Code standards.
The property owned by Next Step, LLC and will be developed for warehouse and office space for RLE Technologies. There will be approximately 25 employees and occasional delivery vehicles. In order to accommodate future growth, a parking lot for 40 cars is provided.
The building is a pre-engineered metal building with two distinct metal panel profiles and colors on the exterior to create visual interest and to help express the warehouse and office uses in conjunction with the building massing. Generously sized windows and a skylight within the office area allow natural light to fill the work areas. The north elevation of the building facing Saddler Road has been broken down to pedestrian scale by applying the different metal panels to the façade of the warehouse space in a way to make this wall appear to be made up of three smaller masses. Additionally, a wooden trellis will be erected in front of a portion of the warehouse space and the main entry to create a ceiling element that is at human scale. The entry is emphasized by a masonry veneer that has earth tone hues to compliment the surrounding landscape. There is a south patio and adjacent break room facing Highway 14 and Long’s Peak for employees and over 50% of the site is open space.
Storm drainage for the proposed development is in compliance with The Saddler P.U.D. Tracts 9 & 10: Preliminary Drainage Report, which is the most recent drainage report to include the subject parcel. The Saddler P.U.D. Tracts 9 & 10: Preliminary Drainage Report calls for runoff from Tract 2 to surface drain to an existing open channel along the south property line of Tract 1 and then westward into the Detention Pond in the southwest corner of Saddler Ridge. This proposed development of Tract 2 for RLE Technologies will be less impervious than estimated in the Saddler P.U.D. Tracts 9 & 10: Preliminary Drainage Report completed in 2018. As such the existing Detention Pond is adequately sized if it was constructed in accordance with the above report.
The proposed development for RLE Technologies will require a 1” domestic water tap and meter, which will be tied into the existing water service stub to Tract 2. A 4” sanitary service line will also be required. The service will tie into the existing sanitary main in Saddler Boulevard using a wye connection.
15 PROJECT NUMBER: 2018-57
RLE TECHNOLOGIES
TRACT 2 SADDLER, P.U.D. SEVERENCE, COLORADO
VAUGHT FRYE LARSON ARONSON A R C H I T E C T U R E + I N T E R I O R S
Strength in design. Strength in partnership. Strength in community.
PERSPECTIVE OF NORTH WEST CORNER 419 Canyon Ave Suite 200, Fort Collins, CO 80521 | 970.224.1191 108 East Lincolnway, Cheyenne, WY 82001 | 307.635.5710 3 SCALE: www.VFLA.com
IN ASSOCIATION WITH:
A B C D E F G SKYLIGHT STANDING SEAM METAL ROOF PREFINISHED METAL FASCIA 130' - 10 3/4" INSULATED METAL PANEL - COLOR 2 INSULATED METAL PANEL - COLOR 1 1" / 12" SNOW GUARD
120' - 8"
9' - 10 1/2" 9' - 10 1/2" INSULATED METAL PANEL - ACCENT BAND
TRELLIS WITH STONE
VENEER AT COLUMN BASE 0" - 2'
6' - 0" - 6' SITE PLAN REVIEW
SHEET ISSUANCES 3' - 0" - 3' FIN. FLOOR DESCRIPTION DATE 28' - 0" 24' - 0" 100' - 0" 1. SITE PLAN REVIEW 02/08/2019
WALL SCONCE, TYP. ALUMINUM STOREFRONT, TYP.
WEST ELEVATION REVISIONS No. Description Date 2 SCALE: 1/8" = 1'-0"
INSULATED METAL PANEL - COLOR 1
6 4 3 2 1
WALL MOUNTED DRAWN BY: CA, AG, EE INSULATED METAL PANEL - COLOR 2 FLAG POLES PREFINISHED METAL FASCIA CHECKED BY: AG ALUMINUM STOREFRONT, TYP. SEAL: 130' - 10 3/4"
PREFINISHED METAL FASCIA S TRELLIS WITH STONE VENEER AT COLUMN BASE ING AW STONE VENEER DR ION NT CT ME TRU INSULATED METAL PANEL - COLOR 2 TLE NS NTI CO INSULATED METAL PANEL - 1" / 12" E FOR 3' - 0" - 3' INSULATED METAL PANEL - COLOR 1 T ACCENT BAND NO
113' - 4 3/4" 1' - 6" - 1' 2' - 0" - 2' C:\Users\Andy\Documents\RLE Technology_R18_Andy_Goldman.rvt C:\Users\Andy\Documents\RLE
9' - 6" - 9' COPYRIGHT:2/8/2019 2:20:19 PM 17' - 0" - 17' VAUGHT FRYE LARSON ARONSON ARCHITECTURE + INTERIORS, INC. THIS DRAWING MAY NOT BE PHOTOGRAPHED, SCANNED, TRACED OR 6' - 0" - 6' 12' - 0" - 12' COPIED IN ANY MANNER WITHOUT THE WRITTEN PERMISSION OF VFLA. 4' - 0" - 4'
3' - 0" - 3' FIN. FLOOR FDC 12' - 0" 6' - 0" 6' - 0" 20' - 0" 2' - 8" 5' - 2 1/2" 100' - 0" 29' - 0" 15' - 9 1/2" WALL MOUNTED SIGNAGE TO BE SUBMITTED UNDER SEPARATE PERMIT EXTERIOR ALUMINUM STOREFRONT, TYP. ELEVATIONS
NORTH ELEVATION DRAWING NUMBER: 1 SCALE: 1/8" = 1'-0"
2/8/2019 2:20:19 PM 2:20:19 2/8/2019 A1
16 PROJECT NUMBER: 2018-57
RLE TECHNOLOGIES
TRACT 2 SADDLER, P.U.D. SEVERENCE, COLORADO
VAUGHT FRYE LARSON ARONSON A R C H I T E C T U R E + I N T E R I O R S
Strength in design. Strength in partnership. Strength in community.
419 Canyon Ave Suite 200, Fort Collins, CO 80521 | 970.224.1191 108 East Lincolnway, Cheyenne, WY 82001 | 307.635.5710 www.VFLA.com
IN ASSOCIATION WITH:
G F E D C B A
INSULATED METAL PREFINISHED ALUMINUM WALL MOUNTED PANEL - COLOR 1 METAL FASCIA STOREFRONT, TYP. DOWNLIGHT, TYP. INSULATED METAL PANEL - ACCENT BAND 130' - 10 3/4"
1" / 12"
120' - 8" 3' - 0" - 3' 1' - 6" - 1' 3' - 0" - 3' 17' - 0" - 17' 3' - 0" - 3' 6' - 0" - 6' FIN. FLOOR SITE PLAN REVIEW 94' - 6" 100' - 0" SHEET ISSUANCES
DESCRIPTION DATE 12'-0" x 12'-0" OVERHEAD DOOR 1. SITE PLAN REVIEW 02/08/2019 EXPOSED CONCRETE CAST-IN-PLACE CONCRETE FOUNDATION MECHANICAL/TRASH ENCLOSURE
EAST ELEVATION REVISIONS 2 SCALE: 1/8" = 1'-0" No. Description Date
1 2 3 STANDING SEAM METAL 4 6 ROOF PANEL
DRAWN BY: CA, AG, EE
CHECKED BY: AG
SEAL:
SNOW GUARD
INSULATED METAL PANEL - COLOR 1 S ING RAW N T D TIO EN RUC LEM NST TIT CO 1" / 12" PREFINISHED METAL DOWNSPOUT EN R T FO INSULATED METAL PANEL - ACCENT BAND NO
113' - 4 3/4" 6" - 1'
20' - 0"
3' - 0" - 3' EXPOSED CONCRETE FOUNDATION 2' - 0" - 2'
C:\Users\Andy\Documents\RLE Technology_R18_Andy_Goldman.rvt C:\Users\Andy\Documents\RLE CAST-IN-PLACE CONCRETE MECHANICAL/TRASH ENCLOSURE COPYRIGHT:2/8/2019 2:20:22 PM 6' - 0" - 6' 0" - 6' VAUGHT FRYE LARSON ARONSON ARCHITECTURE + INTERIORS, INC. THIS DRAWING MAY NOT BE PHOTOGRAPHED, SCANNED, TRACED OR 9' - 0" - 9' COPIED IN ANY MANNER WITHOUT THE WRITTEN PERMISSION OF VFLA.
3' - 0" - 3' 0" - 3' FIN. FLOOR 100' - 0" 7' - 4" - 7' 20' - 0" EXTERIOR INSULATED METAL INSULATED METAL ALUMINUM WALL SCONCE, TYP. ALUMINUM STOREFRONT PANEL - COLOR 1 PANEL - COLOR 2 STOREFRONT, TYP. SLIDING DOOR ELEVATIONS
SOUTH ELEVATION DRAWING NUMBER: 1 SCALE: 1/8" = 1'-0"
2/8/2019 2:20:22 PM 2:20:22 2/8/2019 A2
17 RLE TECHNOLOGIES VICINITY
EXISTING ACCESS RAMP
SITE PLAN REVIEW SITE SADDLER BOULEVARD 5'-0" SIDEWALK SEVERANCE, CO EXISTING LIGHT CR 19 PREPARED BY: POLE, OFF SITE SADDLER BLVD CR 15 HWY 14 / CR 82
■ land planning ■ landscape architecture ■ ■ urban design ■ entitlement ■ 8'-6" 419 Canyon Ave. Suite 200 Fort Collins, CO 80521 phone 970.224.5828 | fax 970.225.6657 | www.ripleydesigninc.com PROPERTY BOUNDARY
LAND PLANNER 17'-0" EXISTING CURB CUT RIPLEY DESIGN INC. SITE PLAN NOTES Stephanie Hansen 419 Canyon Ave. Suite 200 Fort Collins, CO 80521 1. THE PROJECT SHALL BE CONSTRUCTED IN ACCORDANCE WITH THE FINAL PLANS. AMENDMENTS TO THE PLANS p. 970.224.5828 MUST BE REVIEWED AND APPROVED BY THE TOWN PRIOR TO THE IMPLEMENTATION OF ANY CHANGES TO THE 23'-0" PLANS. f. 970.225.6657 35'-0" 5'-0" 2. REFER TO FINAL UTILITY PLANS FOR EXACT LOCATIONS AND CONSTRUCTION INFORMATION FOR STORM 9'-0" DRAINAGE STRUCTURES, UTILITY MAINS AND SERVICES, PROPOSED TOPOGRAPHY, STREET IMPROVEMENTS. OWNER 3. REFER TO THE SUBDIVISION PLAT AND UTILITY PLANS FOR EXACT LOCATIONS, AREAS AND DIMENSIONS OF ALL NEXT STEP, LLC 17'-0" 9'-0" 5'-0" EASEMENTS, LOTS, TRACTS, STREETS, WALKS AND OTHER SURVEY INFORMATION. Jeremy Swanner 104 Racquette Dr. 11'-0" PARKING LOT 4. ALL ROOFTOP AND GROUND MOUNTED MECHANICAL EQUIPMENT MUST BE SCREENED FROM VIEW FROM R30'-0" Fort Collins, CO 80524 EXISTING ROOF OVERHANG (40 SPACES) ADJACENT PROPERTY AND PUBLIC STREETS. IN CASES WHERE BUILDING PARAPETS DO NOT ACCOMPLISH 970.484.6510 PARKING LOT R25'-0" SUFFICIENT SCREENING, THEN FREE-STANDING SCREEN WALLS MATCHING THE PREDOMINANT COLOR OF THE BUILDING SHALL BE CONSTRUCTED. OTHER MINOR EQUIPMENT SUCH AS CONDUIT, METERS AND PLUMBING VENTS SHALL BE SCREENED OR PAINTED TO MATCH SURROUNDING BUILDING SURFACES. ARCHITECT 5. ALL CONSTRUCTION WITH THIS DEVELOPMENT PLAN MUST BE COMPLETED IN ONE PHASE UNLESS A PHASING VAUGHT FRYE LARSON PLAN IS SHOWN WITH THESE PLANS. ARCHITECTS Andy Goldman 6. ALL SIDEWALKS AND RAMPS MUST CONFORM TO TOWN STANDARDS. ACCESSIBLE RAMPS MUST BE PROVIDED AT 419 Canyon Ave. Suite 200 ALL STREET AND DRIVE INTERSECTIONS AND AT ALL DESIGNATED ACCESSIBLE PARKING SPACES. ACCESSIBLE PARKING SPACES MUST SLOPE NO MORE THAN 1:48 IN ANY DIRECTION. ALL ACCESSIBLE ROUTES MUST SLOPE NO Fort Collins, CO 80521 MORE THAN 1:20 IN DIRECTION OF TRAVEL AND WITH NO MORE THAN 1:48 CROSS SLOPE. p. 970.224.1191
ENGINEER 6'-0" R5'-0" NORTHERN ENGINEERING Laurie Clark 820 8th Street LAND USE CHART Greeley, CO 80631 970.395.9880 DEVELOPMENT EXISTING ZONING NODE
AREA COVERAGE AREA (SF) % 20'-0" BUILDING COVERAGE 16.63 PROPOSED BUILDING WALL 15,226 REF. ARCH PER CIVIL DRIVES AND PARKING 24,974 27.27 R30'-0" OPEN SPACE AND LANDSCAPE 46751 51.06 HARDSCAPE 4,618 5.04
91,569.00 SF TOTAL GROSS COVERAGE 100.00 (2.10 AC)
PROPERTY LINE PROJECT PARKING 0 10 20 40 NORTH SCALE: 1"=20'-0" PROVIDED *REQUIRED ORIGINAL SIZE 24X36 TRASH STANDARD PARKING STALLS 38 38 ISSUED PATIO HANDICAP 2 2 No. DESCRIPTION DATE TOTAL 40 40 01 SITE PLAN 02/08/2019 L-1 SITE PLAN.dwg
R40'-0" REVISIONS No. DESCRIPTION DATE File Name: LEGEND
SYMBOL DESCRIPTION
CONCRETE
2/6/2019 2:37 PM T TELEPHONE PEDESTAL 20'-0" EXISTING SIGN SITE PLAN FUTURE EXPANSION G GAS METER STREET LIGHT Printed On: PROPOSED LIGHT SEAL:
PROPERTY BOUNDARY FO FIBER OPTIC UTILITY G GAS UTILITY L-1 SITE PLAN SS SANITARY SEWER UTILITY ENTITLEMENT DRAWINGS UE UNDERGROUND ELECTRIC UTILITY NOT FOR Layout: W WATER LINE UTILITY CONSTRUCTION
PROJECT No.: R18-068 DRAWN BY: APL REVIEWED BY: SH DRAWING NUMBER: Andrew Papke-Larson L-1 OF 3 Plotted By: 18 PLANT SCHEDULE RLE TECHNOLOGIES
TREES QTY BOTANICAL NAME / COMMON NAME CONT CAL AA 2 ACER FREEMANII `AUTUMN BLAZE` / AUTUMN BLAZE MAPLE B & B 2"CAL EXISTING ACCESS ATH 2 ACER TATARICUM `HOT WINGS` / HOT WINGS MAPLE B & B 1.5"CAL RAMP AGL 3 AESCULUS GLABRA / OHIO BUCKEYE B & B 2"CAL CSP 1 CATALPA SPECIOSA / WESTERN CATALPA B & B 2"CAL CV 1 CRATAEGUS CRUS-GALLI INERMIS TM / THORNLESS COCKSPUR HAWTHORN B & B 1.5"CAL GDE 4 GYMNOCLADUS DIOICA `ESPRESSO` / SEEDLESS KENTUCKY COFFEETREE B & B 2"CAL PP2 1 PINUS PONDEROSA / PONDEROSA PINE 15 GAL SITE PLAN REVIEW PS 2 PINUS STROBIFORMIS / SOUTHWESTERN WHITE PINE 15 GAL 3 - AGL SADDLER BOULEVARD SHRUBS QTY BOTANICAL NAME / COMMON NAME SIZE 5'-0" SIDEWALK AG2 2 AMELANCHIER X GRANDIFLORA `AUTUMN BRILLIANCE` / `AUTUMN BRILLIANCE` SERVICEBERRY 5 GAL SEVERANCE, CO EXISTING LIGHT BGB2 47 BOUTELOUA GRACILIS `BLONDE AMBITION` / BLONDE AMBITION GRAMA GRASS 1 GAL PREPARED BY: POLE, OFF SITE CI 16 CORNUS SERICEA `ISANTI` / ISANTI REDOSIER DOGWOOD 1 GAL EAE 25 EPHEDRA EQUISETINA / BLUESTEM JOINT FIR 1 GAL PP 32 PRUNUS BESSEYI `PAWNEE BUTTES` / SAND CHERRY 1 GAL
1 - AA LEGEND
SYMBOL DESCRIPTION
ROCK MULCH ■ land planning ■ landscape architecture ■ ■ urban design ■ entitlement ■
IRRIGATED TURF 419 Canyon Ave. Suite 200 Fort Collins, CO 80521 phone 970.224.5828 | fax 970.225.6657 | www.ripleydesigninc.com
NATIVE SEED 1 - PP2 LAND PLANNER 2 - PS EXISTING CURB CUT STEEL EDGER RIPLEY DESIGN INC. Stephanie Hansen 1 - AA T TELEPHONE PEDESTAL 419 Canyon Ave. Suite 200 EXISTING SIGN Fort Collins, CO 80521 p. 970.224.5828 G GAS METER f. 970.225.6657 BGB2 - 4 STREET LIGHT 4 - BGB2 PROPOSED LIGHT GDE - 1 OWNER 1 - GDE PROPERTY BOUNDARY NEXT STEP, LLC 11 - BGB2 Jeremy Swanner 104 Racquette Dr. AG2 - 1 2 - RGL FO FIBER OPTIC UTILITY Fort Collins, CO 80524 EXISTING ROOF OVERHANG 2 - CI G GAS UTILITY 970.484.6510 PARKING LOT 1 - CV SS SANITARY SEWER UTILITY 2 - CI 3 - PP UE ARCHITECT 2 - RGL 4 - YGL UNDERGROUND ELECTRIC UTILITY VAUGHT FRYE LARSON 11 - BGB2 W WATER LINE UTILITY ARCHITECTS Andy Goldman CACTUS 419 Canyon Ave. Suite 200 3 - YGL HILL Fort Collins, CO 80521 3 - EAE LATERAL p. 970.224.1191 5 - BGB2 CI - 4 ENGINEER 3 - EAE BGB2 - 4 4 - EAE 3 - PP NORTHERN ENGINEERING 2 - RGL RGL - 2 RGL - 4 4 - PP 1 - GDE Laurie Clark 2 - CI 4 - BGB2 820 8th Street 1 - RGL CI - 2 3 - YGL 3 - PP Greeley, CO 80631 3 - YGL 970.395.9880 RGL - 2
CI - 2
RGL - 2 RGL - 2 CI - 2 4 - BGB2 AG2 - 1 3 - EAE PROPOSED BUILDING REF. ARCH
4 - PP 3 - EAE 3 - PP 3 - YGL 1 - GDE 3 - PP 3 - RGL 4 - BGB 3 - YGL 3 - EAE 0 10 20 40 NORTH SCALE: 1"=20'-0" ORIGINAL SIZE 24X36 TRASH ISSUED PATIO No. DESCRIPTION DATE EAE - 3 BGB - 3 01 SITE PLAN 1.21.2019 YGL - 3
L-2 LANDSCAPE PLAN.dwg YGL - 3 PP - 3 EAE - 3 BGB - 4 PP - 3 ATH - 1 File Name: REVISIONS No. DESCRIPTION DATE CSP - 1 ATH - 1 2/6/2019 2:37 PM
LANDSCAPE PLAN
Printed On: FUTURE EXPANSION
SEAL: LANDSCAPE PLAN ENTITLEMENT DRAWINGS NOT FOR Layout: CONSTRUCTION
PROJECT No.: R18-068 DRAWN BY: SH REVIEWED BY: DRAWING NUMBER: Andrew Papke-Larson L-2 OF 3 Plotted By: 19 RLE TECHNOLOGIES GENERAL LANDSCAPE NOTES NATIVE GRASS MIX 1. PLANT QUALITY: ALL PLANT MATERIAL SHALL BE A-GRADE OR NO. 1 GRADE - FREE OF ANY DEFECTS, OF NORMAL HEALTH, HEIGHT, LEAF DENSITY AND SPREAD APPROPRIATE TO THE SPECIES AS DEFINED BY THE AMERICAN ASSOCIATION OF NURSERYMEN (AAN) STANDARDS. ALL TREES SHALL BE BALL AND PAWNEE BUTTES SEED COMPANY FOOTHILLS NATIVE MIX AND BURLAP OR EQUIVALENT. WILDFLOWER SUPPLEMENT PREVAILING WIND 2. IRRIGATION: ALL LANDSCAPE AREAS WITHIN THE SITE INCLUDING TURF, SHRUB BEDS AND TREE AREAS SHALL BE IRRIGATED WITH AN AUTOMATIC IRRIGATION SYSTEM. THE IRRIGATION PLAN MUST BE % SPECIES REVIEWED AND APPROVED BY THE TOWN OF SEVERANCE WATER UTILITIES DEPARTMENT PRIOR TO THE ISSUANCE OF A BUILDING PERMIT. ALL TURF AREAS SHALL BE IRRIGATED WITH AN AUTOMATIC POP-UP NOTES: IRRIGATION SYSTEM. ALL SHRUB BEDS AND TREES, INCLUDING IN NATIVE SEED AREAS, SHALL BE SET S0 THAT TOP OF ROOT 1-2" SITE PLAN REVIEW IRRIGATED WITH AN AUTOMATIC DRIP (TRICKLE) IRRIGATION SYSTEM, OR WITH AN ACCEPTABLE 5% INDIAN RICEGRASS, ACHNATHERUM HYMENOIDES HIGHER THAN FINISHED GRADE ALTERNATIVE APPROVED BY THE CITY WITH THE IRRIGATION PLANS. THE IRRIGATION SYSTEM SHALL BE ADJUSTED TO MEET THE WATER REQUIREMENTS OF THE INDIVIDUAL PLANT MATERIAL. 5% LITTLE BLUESTEM, SCHIZACHYRIUM SCOPARIUM MARK NORTH SIDE OF TREE IN PLAN VIEW - THREE STAKES 5% BLUE GRAMA, BOUTELOUA GRACILIS NURSERY AND ROTATE TREE TO 3. TOPSOIL: TO THE MAXIMUM EXTENT FEASIBLE, TOPSOIL THAT IS REMOVED DURING CONSTRUCTION FACE NORTH AT THE SITE SEVERANCE, CO ACTIVITY SHALL BE CONSERVED FOR LATER USE ON AREAS REQUIRING REVEGETATION AND SWITCHGRASS, PANICUM VIRGATUM WHENEVER POSSIBLE LANDSCAPING. 10% PREPARED BY: 4. SOIL AMENDMENTS: SOIL AMENDMENTS SHALL BE PROVIDED AND DOCUMENTED IN ACCORDANCE WITH 10% ROCKY MOUNTAIN FESCUE, FESTUCA SAXIMONTANA CITY CODE SECTION 12-132. THE SOIL IN ALL LANDSCAPE AREAS, INCLUDING PARKWAYS AND MEDIANS, 2 STRAND 12 GAUGE GAL. WIRE SHALL BE THOUGHLY LOOSENED TO A DEPTH OF NOT LESS THAN EIGHT(8) INCHES AND SOIL (TWIST TO TIGHTEN) & AMENDMENT SHALL BE THOROUGHLY INCORPORATED INTO THE SOIL OF ALL LANDSCAPE AREAS TO A 5% SIDEOATS GRAMA, BOUTELOUA CURTIPENDULA GROMMETED NYLON STRAPS 4" DEEP MULCH RING PLACED A MINIMUM DEPTH OF AT LEAST SIX(6) INCHES BY TILLING, DISCING OR OTHER SUITABLE METHOD, AT A RATE OF AT OF 6' IN DIAMETER. 1" MULCH OVER ROOT LEAST THREE (3) CUBIC YARDS OF SOIL AMENDMENT PER ONE THOUSAND (1,000) SQUARE FEET OF 5% BEARDLESS WHEATGRASS, PSEUDOROEGNERIA SPICATA BALL. DO NOT PLACE MULCH IN CONTACT LANDSCAPE AREA. PRIOR TO THE ISSUANCE OF ANY CERTIFICATE OF OCCUPANCY, A WRITTEN BIG BLUESTEM, ANDROPOGON GERARDII STEEL T-POSTS DRIVEN (MIN. 24") FIRMLY INTO WITH TREE TRUNK CERTIFICATION MUST BE SUBMITTED TO THE CITY THAT ALL PLANTED AREAS, OR AREAS TO BE PLANTED, 10% UNDISTURBED SOIL OUTSIDE OF PLANTING HAVE BEEN THOROUGHLY LOOSENED AND THE SOIL AMENDED, CONSISTENT WITH THE REQUIREMENTS 10% SANDBERG BLUEGRASS, POA SECUNDA HOLE BEFORE BACKFILLING SET FORTH IN SECTION 12-132. STAKE ABOVE FIRST BRANCHES OR AS NECESSARY FOR FIRM SUPPORT 5. INSTALLATION AND GUARANTEE: ALL LANDSCAPING SHALL BE INSTALLED ACCORDING TO SOUND 10% SLENDER WHEATGRASS, ELYMUS TRACHYCAULUS HORTICULTURAL PRACTICES IN A MANNER DESIGNED TO ENCOURAGE QUICK ESTABLISHMENT AND THICKSPIKE/WESTERN WHEATGRASS, ELYMUS ROUND TOPPED SOIL BERM 4" HEALTHY GROWTH. ALL LANDSCAPING FOR EACH PHASE MUST BE EITHER INSTALLED OR THE 10% HIGH X 8" WIDE ABOVE ROOT INSTALLATION MUST BE SECURED WITH AN IRREVOCABLE LETTER OF CREDIT, PERFORMANCE BOND, OR LANCEOLATUS BALL SURFACE SHALL BE SCARIFY SIDES OF HOLE LEAVING ■ land planning ■ landscape architecture ■ ESCROW ACCOUNT FOR 125% OF THE VALUATION OF THE MATERIALS AND LABOR PRIOR TO ISSUANCE CONSTRUCTED AROUND THE 1:1 SLOPE ■ urban design ■ entitlement ■ OF A CERTIFICATE OF OCCUPANCY FOR ANY BUILDING IN SUCH PHASE. 5% SAND DROPSEED, SPOROBOLUS CRYPTANDRUS ROOT BALL. BERM SHALL BEGIN 419 Canyon Ave. Suite 200 Fort Collins, CO 80521 AT ROOT BALL PERIPHERY. (OMIT 6. MAINTENANCE: TREES AND VEGETATION, IRRIGATION SYSTEMS, FENCES, WALLS AND OTHER LANDSCAPE 10% YELLOW INDIANGRASS, SORGHASTRUM NUTANS phone 970.224.5828 | fax 970.225.6657 | www.ripleydesigninc.com ELEMENTS WITH THESE FINAL PLANS SHALL BE CONSIDERED AS ELEMENTS OF THE PROJECT IN THE IN TURF AREAS) REMOVE ALL WIRE, TWINE BURLAP, MESH SAME MANNER AS PARKING, BUILDING MATERIALS AND OTHER SITE DETAILS. THE APPLICANT, RATE 50 LBS PURE LIVE SEED PER ACRE AND CONTAINERS FROM ENTIRE ROOT LANDOWNER OR SUCCESSORS IN INTEREST SHALL BE JOINTLY AND SEVERALLY RESPONSIBLE FOR THE BACKFILL WITH BLEND OF EXISTING SOIL BALL AND TRUNK REGULAR MAINTENANCE OF ALL LANDSCAPING ELEMENTS IN GOOD CONDITION. ALL LANDSCAPING AND A MAXIMUM 20% (BY VOL.) ORGANIC SHALL BE MAINTAINED FREE FROM DISEASE, PESTS, WEEDS AND LITTER, AND ALL LANDSCAPE MATERIAL PLACE FIRMLY BUT DON'T TAMP LAND PLANNER OR COMPACT AROUND ROOT BALL. WATER BOTTOM OF ROOT BALL RESTS ON STRUCTURES SUCH AS FENCES AND WALLS SHALL BE REPAIRED AND REPLACED PERIODICALLY TO 3 X BALL DIA. MAINTAIN A STRUCTURALLY SOUND CONDITION. 4.14% SIBERIAN WALLFLOWER, CHEIRANTHUS ALLIONII WATER THOROUGHLY TO SETTLE AND EXISTING OR RECOMPACTED SOIL RIPLEY DESIGN INC. REMOVE AIR POCKETS. PRIOR TO Stephanie Hansen PERENNIAL LUPINE, LUPINUS PERENNIS 7. REPLACEMENT: ANY LANDSCAPE ELEMENT THAT DIES, OR IS OTHERWISE REMOVED, SHALL BE 3.59% MULCHING, LIGHTLY TAMP SOIL AROUND 419 Canyon Ave. Suite 200 PROMPTLY REPLACED IN ACCORDANCE WITH THE REQUIREMENTS OF THESE PLANS. THE ROOT BALL IN 6" LIFTS TO BRACE 3.31% SWEET WILLIAMS PINK, DIANTHUS BARBATUS TREE. DO NOT OVER COMPACT. WHEN THE Fort Collins, CO 80521 8. THE FOLLOWING SEPARATIONS SHALL BE PROVIDED BETWEEN TREES/SHRUBS AND UTILITIES: PLANTING HOLE HAS BEEN BACKFILLED, p. 970.224.5828 3.04% BLUE FLAX, LINUM LEWISII POUR WATER AROUND THE ROOT BALL TO f. 970.225.6657 40 FEET BETWEEN CANOPY TREES AND STREET LIGHTS SETTLE THE SOIL. 15 FEET BETWEEN ORNAMENTAL TREES AND STREETLIGHTS 1.66% ANNUAL BABY'S BREATH, GYPSOPHILA ELEGANS 10 FEET BETWEEN TREES AND PUBLIC WATER, SANITARY AND STORM SEWER MAIN LINES 6 FEET BETWEEN TREES AND PUBLIC WATER, SANITARY AND STORM SEWER SERVICE LINES. 1.66% TALL BLUE CORNFLOWER, CENTAUREA CYANUS 4 FEET BETWEEN TREES AND GAS LINES TREE PLANTING DETAIL - STEEL POSTS OWNER 9. ALL STREET TREES SHALL BE PLACED A MINIMUM EIGHT (8) FEET AWAY FROM THE EDGES OF DRIVEWAYS 0.55% PURPLE CONEFLOWER, ECHINACEA PURPUREA 1 NEXT STEP, LLC Jeremy Swanner AND ALLEYS PER LUC 3.2.1(D)(2)(a). SCALE: NTS L-PL-12 0.83% CALIFORNIA POPPY, ESCHSCHOLZIA CALIFORNICA 104 Racquette Dr. 10. THE FINAL LANDSCAPE PLAN SHALL BE COORDINATED WITH ALL OTHER FINAL PLAN ELEMENTS SO THAT Fort Collins, CO 80524 THE PROPOSED GRADING, STORM DRAINAGE, AND OTHER DEVELOPMENT IMPROVEMENTS DO NOT 0.83% CORN POPPY, PAPAVER RHOEAS CONFLICT WITH NOR PRECLUDE 970.484.6510 2.09% SHASTA DAISY, /(8&$17+(080î683(5%80 11. MINOR CHANGES IN SPECIES AND PLANT LOCATIONS MAY BE MADE DURING CONSTRUCTION -- AS STAKING NOTES: REQUIRED BY SITE CONDITIONS OR PLANT AVAILABILITY. OVERALL QUANTITY, QUALITY, AND DESIGN 0.07% WESTERN YARROW, ACHILLEA MILLEFOLIUM STAKE TREES PER FOLLOWING SCHEDULE, THEN REMOVE AT CONCEPT MUST BE CONSISTENT WITH THE APPROVED PLANS. IN THE EVENT OF CONFLICT WITH THE END OF FIRST GROWING SEASON AS FOLLOWS: ARCHITECT QUANTITIES INCLUDED IN THE PLANT LIST, SPECIES AND QUANTITIES ILLUSTRATED SHALL BE PROVIDED. 0.07% FLEABANE DAISY, ERIGERON ANNUUS 1 1/2" CALIPER SIZE - MIN. 1 STAKE ON SIDE OF PREVAILING ALL CHANGES OF PLANT SPECIES AND LOCATION MUST HAVE WRITTEN APPROVAL BY THE CITY PRIOR WIND. (GENERALLY N.W. SIDE) PREVAILING WIND VAUGHT FRYE LARSON TO INSTALLATION. 3.31% ROCKY MOUNTAIN PENSTEMON, PENSTEMON STRICTUS 1 1/2" - 3" CALIPER SIZE - MIN. 2 STAKES - ONE ON N.W. SIDE, ARCHITECTS ONE ON S.W. SIDE Andy Goldman 12. ALL PLANTING BEDS SHALL BE MULCHED TO A MINIMUM DEPTH OF THREE INCHES. 3.31% BLANKETFLOWER, *$,//$5',$î*5$1',)/25$ 3" CALIPER SIZE AND LARGER - 3 STAKES PER DIAGRAM 419 Canyon Ave. Suite 200 WIRE OR CABLE SHALL BE MIN. 12 GAUGE, TIGHTEN ONLY 13. IRRIGATED TURF SHALL BE TEXAS BLUEGRASS/KENTUCKY BLUEGRASS HYBRID REVEILLE OR APPROVED Fort Collins, CO 80521 ENOUGH TO KEEP FROM SLIPPING. ALLOW FOR SOME TRUNK EQUAL. 28.64% WILD GERANIUM, GERANIUM MACULATUM MOVEMENT. NYLON STRAPS SHALL BE LONG ENOUGH TO p. 970.224.1191 ACCOMMODATE 1 1/2" OF GROWTH AND BUFFER ALL BRANCHES 14. EDGING BETWEEN GRASS AND SHRUB BEDS SHALL BE 18" X 4" ROLLED TOP STEEL SET LEVEL WITH TOP ARROWLEAF BALSAMROOT, BALSAMORHIZA SAGITTATA 24.27% FROM WIRE GUYING PLAN OF SOD OR APPROVED EQUAL. ENGINEER 15.73% GOLDEN BANNER, THERMOPSIS MONTANA PLANT SO THAT TOP OF ROOT BALL IS 2" HIGHER THAN FINISHED GRADE NORTHERN ENGINEERING 2.52% CALIFORNIA BLUEBELL, PHACELIA CAMPANULARIA PRUNING NOTES: Laurie Clark DO NOT HEAVILY PRUNE THE TREE AT PLANTING. PRUNE 820 8th Street NATIVE GRASS SEED NOTES RATE 5 LBS PURE LIVE SEED PER ACRE ONLY CROSSOVER LIMBS, CO-DOMINANT LEADERS AND Greeley, CO 80631 BROKEN BRANCHES. SOME INTERIOR TWIGS AND 970.395.9880 a. NATIVE SEED SHALL BE ORDERED ACCORDING TO APPROVED PLANS. IF CHANGES ARE TO LATERAL BRANCHES MAY BE PRUNED. HOWEVER, DO BE MADE TO SEED MIX BASED ON SITE CONDITIONS APPROVAL MUST BE PROVIDED BY TOWN * CONTRACTOR IS RESPONSIBLE FOR LOCATION AND PURCHASING ALL SPECIES LISTED IN THE MIX. IF A SPECIES NOT REMOVE THE TERMINAL BUDS OF BRANCHES THAT EXTEND TO THE EDGE OF THE CROWN ENVIRONMENTAL PLANNER. CAN'T BE LOCATED, CONTRACTOR MUST REPLACE EACH MISSING SPECIES WITH ACCEPTABLE SUBSTITUTIONS (LISTED ABOVE). CONTRACTOR IS RESPONSIBLE FOR PROVIDING SEED TAGS TO APPROPRIATE CITY STAFF. THIS 4" DEEP MULCH RING PLACED A MINIMUM b. TREAT NATIVE SEED MIX AREA PRIOR TO INSTALLATION OF SEED WITH APPROPRIATE MIX IS BASED ON THE CONTRACTOR USING DRILL SEED APPLICATION, MIX SHOULD BE DOUBLED IF HAND OF 6' IN DIAMETER. DO NOT PLACE HERBICIDE TO HELP CONTROL HERBACEOUS WEED SPECIES. ONLY AFTER APPROPRIATE TIME BROADCASTED. CONTRACTOR IS RESPONSIBLE FOR CALCULATING APPROPRIATE SEED AMOUNTS TO GROMMETED NYLON STRAPS MULCH IN CONTACT WITH TREE TRUNK PERIOD THEN APPLY NATIVE SEED AS CALLED FOR ON APPROVED PLANS. PURCHASE. PLEASE NOTE THAT THE POUNDS PER ACRE ARE IN PLS (PURE LIVE SEED) AND MUST BE ORDERED THAT WAY. ALL MATERIALS FURNISHED SHALL BE FREE OF COLORADO STATE NOXIOUS WEEDS. ROUND-TOPPED SOIL BERM 4" HIGH X 8" c. PRIOR TO SEEDING SOIL WILL BE AERATED AND SOIL AMENDMENTS ADDED AS NECESSARY. WIDE ABOVE ROOT BALL SURFACE APPROPRIATE NATIVE SEEDING EQUIPMENT WILL BE USED (STANDARD TURF OR AGRICULTURE GALVANIZED WIRE TWIST TO TIGHTEN SHALL BE CONSTRUCTED AROUND THE SEEDING EQUIPMENT SHALL NOT BE USED). ROOT BALL. BERM SHALL BEGIN AT 6' STEEL T-POSTS (SEE SCHEDULE) DRIVEN ROOT BALL PERIPHERY. (OMIT IN TURF d. THE GROUND SHALL BE CULTIVATED LIGHTLY THEN SEEDED IN TWO DIRECTIONS TO (MIN. 24") FIRMLY INTO UNDISTURBED SOIL AREAS) DISTRIBUTE SEED EVENLY OVER ENTIRE AREA. OUTSIDE ROOTBALL. e. DRILL SEED APPLICATION RECOMMENDED PER SPECIFIED APPLICATION RATE TO NO MORE BACKFILL WITH BLEND OF EXISTING THAN 1/2 INCH DEPTH. FOR BROADCAST SEEDING SCARIFY SIDES OF PLANTING HOLE SOIL AND A MAXIMUM 20% (BY LEAVING 1:1 SLOPE VOL.) ORGANIC MATERIAL TAMP INSTEAD OF DRILL SEEDING METHOD - DOUBLE SPECIFICIED APPLICATION RATE. REFER TO SOIL AROUND ROOT BALL W/ FOOT NATIVE SEED MIX TABLE ON APPROVED PLANS FOR SPECIES, PERCENTAGES AND APPLICATION PRESSURE SO THAT IT DOESN'T SHIFT. WATER THOROUGHLY TO RATES. REMOVE ALL WIRE, TWINE BURLAP, MESH AND CONTAINERS FROM SETTLE AND REMOVE AIR 0 10 20 40 f. AFTER SEEDING THE AREA SHALL BE COVERED WITH CRIMPED STRAW OR OTHER ENTIRE ROOT BALL AND TRUNK POCKETS. PRIOR TO MULCHING, 3 X BALL DIA. LIGHTLY TAMP SOIL AROUND THE NORTH SCALE: 1"=20'-0" APPROPRIATE EROSION CONTROL METHODS AND PROVIDED TEMPORARY IRRIGATION UNTIL ROOT BALL IN 6" LIFTS TO BRACE ORIGINAL SIZE 24X36 SEED IS ESTABLISHED. CONTRACTOR SHALL MONITOR SEEDED AREA FOR PROPER IRRIGATION, TREE. DO NOT OVER COMPACT. EROSION CONTROL, GERMINATION AND RESEEDING AS NEEDED TO ESTABLISH COVER. WHEN THE PLANTING HOLE HAS ISSUED BEEN BACKFILLED, POUR WATER No. DESCRIPTION DATE L-2 LANDSCAPE PLAN.dwg g. THE APPROVED SEED MIX AREA IS INTENDED TO BE MAINTAINED IN A NATURAL-LIKE AROUND THE ROOT BALL TO LANDSCAPE AESTHETIC. IF AND WHEN MOWING OCCURS IN NATIVE GRASS SEED MIX AREAS DO SETTLE THE SOIL. 01 SITE PLAN 1.21.2019 NOT MOW LOWER THAN 6 TO 8 INCHES IN HEIGHT TO AVOID INHIBITING NATIVE PLANT GROWTH. CONIFER TREE PLANTING DETAIL - STEEL POSTS h. NATIVE SEED AREA WILL BE CONSIDERED ESTABLISHED WHEN SEVENTY-PERCENT TOTAL 2 COVER IS REACHED WITH NO LARGER THAN 6-INCH SQUARE BARE SPOTS AND/OR UNTIL DEEMED
File Name: ESTABLISHED BY TOWN ENVIRONMENTAL PLANNER. SCALE: NTS L-PL-13
REVISIONS No. DESCRIPTION DATE PLACEMENT NOTES: PRUNING NOTES: DO NOT HEAVILY PRUNE SHRUB AT PLANTING. SET SHRUB PLUMB. SPACE PLANTS, AND PRUNE ONLY DEAD OR BROKEN BRANCHES. IF PLANT SCHEDULE PLACE FOR BEST EFFECT FORM IS COMPROMISED BY PRUNING, REPLACE SHRUB SET TOP OF ROOTBALL 1-2" HIGHER THAN 2/6/2019 2:37 PM TREES QTY BOTANICAL NAME / COMMON NAME CONT CAL ADJACENT GRADE AA 2 ACER FREEMANII `AUTUMN BLAZE` / AUTUMN BLAZE MAPLE B & B 2"CAL ATH 2 ACER TATARICUM `HOT WINGS` / HOT WINGS MAPLE B & B 1.5"CAL 4" DEEP MULCH RING 3' IN DIA. PLACE ON AGL 3 AESCULUS GLABRA / OHIO BUCKEYE B & B 2"CAL 4" HIGH WATER SAUCER GEOTEXTILE WEED BARRIER. 1" OF MULCH ON CSP 1 CATALPA SPECIOSA / WESTERN CATALPA B & B 2"CAL TOP OF ROOT BALL Printed On: CV 1 CRATAEGUS CRUS-GALLI INERMIS TM / THORNLESS COCKSPUR HAWTHORN B & B 1.5"CAL GDE 4 GYMNOCLADUS DIOICA `ESPRESSO` / SEEDLESS KENTUCKY COFFEETREE B & B 2"CAL LANDSCAPE NOTES BACKFILL WITH BLEND OF EXISTING SOIL PP2 1 PINUS PONDEROSA / PONDEROSA PINE 15 GAL AND A MAX. 20% (BY VOL.) ORGANIC PS 2 PINUS STROBIFORMIS / SOUTHWESTERN WHITE PINE 15 GAL MATERIAL. WATER THOROUGHLY TO REMOVE CONTAINER (INCLUDING FIBER SETTLE AND REMOVE AIR POCKETS CONTAINERS), BASKETS, WIRE, ETC. FROM THE SEAL: SHRUBS QTY BOTANICAL NAME / COMMON NAME SIZE ROOT BALL. BREAK UP ENCIRCLING ROOTS WITH SHARP KNIFE OR SPADE. SPLIT BOTTOM AG2 2 AMELANCHIER X GRANDIFLORA `AUTUMN BRILLIANCE` / `AUTUMN BRILLIANCE` SERVICEBERRY 5 GAL OF ROOT BALL. PLACE ON UNDISTURBED SOIL BGB2 47 BOUTELOUA GRACILIS `BLONDE AMBITION` / BLONDE AMBITION GRAMA GRASS 1 GAL SCARIFY SIDES AND USE 1:1 SLOPE 2 X BALL DIA. TO PREVENT SETTLEMENT. PRIOR TO CI 16 CORNUS SERICEA `ISANTI` / ISANTI REDOSIER DOGWOOD 1 GAL MULCHING, LIGHTLY TAMP SOIL AROUND THE ROOT BALL IN 6" LIFTS TO BRACE SHRUB. DO EAE 25 EPHEDRA EQUISETINA / BLUESTEM JOINT FIR 1 GAL NOT OVER COMPACT. WHEN THE PLANTING PP 32 PRUNUS BESSEYI `PAWNEE BUTTES` / SAND CHERRY 1 GAL HOLE HAS BEEN BACKFILLED, POUR WATER
L-3 LANDSCAPE NOTES SHRUB PLANTING DETAIL AROUND THE ROOT BALL TO SETTLE THE SOIL. 3 ENTITLEMENT DRAWINGS SCALE: NTS L-PL-14 NOT FOR Layout: CONSTRUCTION
PROJECT No.: R18-068 DRAWN BY: SH REVIEWED BY: DRAWING NUMBER: Andrew Papke-Larson L-3 OF 3 Plotted By: 20 Mitch Nelson
From: Sandi Friedrichsen
1. This building is required to be fire sprinklered because it is greater than 5,000sf 2. A fire hydrant is required to be within 150 ft of the fire department connection, additional hydrants may be required based on the square footage and the building construction type 3. Address must be seen from the road that it is addressed off of 4. Fire extinguishers are required throughout the store 5. No high piled storage unless the fire sprinkler system and building design allows for this 6. No parking fire lane signs may be required in areas of the property depending on the width of the drive aisles 7. Any hazardous materials storage or use will need to be approved by the fire district prior to these items being put into the building
Sandra Friedrichsen Fire Marshal Windsor Severance Fire Rescue 100 7th Street - Windsor, CO 80550 Main - (970) 686-2626 Email – [email protected] www.wsfr.us
From: Mitch Nelson
Good Morning All,
Please review the site plan referral at the link below, and return any comments by April 21st. https://www.dropbox.com/sh/cfpdv2uy701s1l7/AADUtefZfp2UvIN8VCWPtpqOa?dl=0 1 21
Thank you for your attention to this project.
Mitchell Nelson Town Planner Town of Severance 3 South Timber Ridge Parkway PO BOX 339 Severance, CO 80546 Office 970‐686‐1218 Direct 970‐685‐2810
2 22
AGENDA ITEM SUMMARY
AGENDA ITEM SUBMITTED BY PRESENTED BY Joint Housing Authority Nicholas J. Wharton, MPA Nicholas J. Wharton, MPA w/Town of Windsor ACTION REQUESTED
Administration asks that the Town Board review and discuss the proposal to create a joint housing authority with the Town of Windsor and act. Annexation • Proposed Action: Zoning • Approve the creation of a joint housing authority IGA with the Town of Windsor Agreement • Approve Administration to move forward with ✓ Report conducting a Strategic Plan for the consideration of a ✓ Action Requested joint housing authority with the Town of Windsor • Take no action
BRIEF SUMMARY The Town Board has been approached by the Town of Windsor with a proposal to create a joint Windsor-Severance Housing Authority. To begin the process, the two Towns will fund a Strategic Plan that will define the direction of this joint housing authority and provide a guiding plan that promotes the interests of both communities. Upon the completion of this Strategic Plan, the communities would then jointly fund an executive director position until the housing authority becomes self-sufficient and able to fund this position independently of the Town’s.
Per the recommendation of Trustee Florquist and the support of Administration, if a joint authority is formed, this board should consist of five members; two being selected by each community and a fifth member selected for a two-year term on a rotating basis. For example, if the joint powers board goes into effect June 1, 2019, either Windsor or Severance would select the fifth member through a coin toss. That person would serve for two years, and then the other town would select the fifth member for a two-year term. It has also been suggested that all members serve a two-year term with a maximum of three consecutive terms. PUBLIC SUPPORT/CONCERN
None at this time.
MATERIALS SUBMITTED The following materials were submitted and included in this packet: • CML Publication: Affordable Housing in Small Communities • Greeley Tribune Article • PowerPoint Presentation by Administrator
23 AFFORDABLE HOUSING IN SMALL COMMUNITIES: DECIPHERING THE PROBLEM AND FINDING SOLUTIONS
July 2014
Nicholas Wharton, MPA / Town of Severance 24 Order # 40667 / Order Date: 4/16/2019 Copyright by CML Nicholas Wharton, MPA / Town of Severance 25 Order # 40667 / Order Date: 4/16/2019 Copyright by CML TABLE OF CONTENTS
FOREWORD...... 1 THE SCOPE OF THE AFFORDABLE HOUSING PROBLEM...... 2 CHALLENGES FOR AFFORDABLE HOUSING IN SMALL COMMUNITIES. . . 3 Land availability; Lack of resources; Community perception; Complexity of scale COMMON THEMES IN AFFORDABLE HOUSING IN SMALL COMMUNITIES...... 6 Types of housing; Location IMPLICATIONS FOR AFFORDABLE HOUSING IN SMALL COMMUNITIES . 8 CASE STUDIES...... 10 Town of Windsor; City of Durango and the Regional Housing Alliance of La Plata County; Town of New Castle PUBLIC PERCEPTION OF AFFORDABLE HOUSING...... 15 Form a personal connection; Frame affordable housing in terms of public values; Put a human face on the problem; Combat the “not in my backyard” mentality; Demonstrate the benefits for the whole community RESOURCES FOR AFFORDABLE HOUSING AND HOMELESSNESS. . . . 18 Federal funding; State funding; Housing authorities
Nicholas Wharton, MPA / Town of Severance 26 Order # 40667 / Order Date: 4/16/2019 Copyright by CML Nicholas Wharton, MPA / Town of Severance 27 Order # 40667 / Order Date: 4/16/2019 Copyright by CML FOREWORD
There is no doubt that the lack of affordable housing is a key issue for Colorado’s communities . While there is a substantial body of knowledge on urban and suburban efforts, rural communities have challenges, resources, and programs that are often different and unique to more metro-based counterparts . There are many opportunities for small communities to explore the development of affordable housing . Many more communities are aware of the positives of investing in affordable housing and that helping provide this service for low income citizens will further promote economic viability in their communities . To highlight these efforts, CML and Housing Colorado gathered information from across Colorado to study common themes and barriers, and what communities can do to help their lower-income residents. This marks the first time our two organizations have come together on a publication, and we are excited to elevate the awareness of affordable housing issues and provide these findings and resources to help smaller communities deal with such an important issue . CML and Housing Colorado would like to thank those that have taken time to work with our organizations on this publication . Kelly Jepson, a graduate student with the University of Colorado, Denver, conducted a months-long study interviewing various parties on their affordable housing programs . We want to thank her for her time and information . We also want to thank the municipalities and developers that provided feedback throughout the development of this publication, particularly those for our case studies: the Town of Windsor, the City of Durango, and the Town of New Castle . Meghan Storrie, CML legislative & policy advocate, and Sara Reynolds, Housing Colorado executive director, are the primary authors Should the contents of this publication raise any questions, we would like to hear from you . Sam Mamet Sara Reynolds CML executive director Housing Colorado executive director
Nicholas Wharton, MPA / Town of Severance 28 Order # 40667 / Order Date: 4/16/2019 CopyrightCOLORADO by CML MUNICIPAL LEAGUE 1 THE SCOPE OF THE AFFORDABLE HOUSING PROBLEM
Affordable and safe housing is an integral component to a strong city or town . Research and experience have confirmed that housing issues affect all segments of society, from a child’s ability to succeed in school to working class families struggling to pay monthly rent, from business owners trying to retain employees, to seniors, veterans, and those with disabilities consumed with housing costs and unable to focus on their health needs . Affordable housing typically is defined as paying no more than 30 percent of gross income for housing, including utilities . “Rent-burdened households” are those that pay higher than 30 percent, and “cost-burdened” households are defined as paying more than 50 percent on housing. Approximately 35 percent of Colorado households, or 699,500 households, are rented . Of these households, 327,412 households (47 percent of all renters) pay more than 30 percent of their income on housing . Furthermore, 165,165 households (24 percent of all renters) pay more than 50 percent of their income on housing .1 The cost of living in recent years has contributed significantly to these numbers. Since 2007, the average rent in Colorado has increased by 19 percent, while the median renter household income has risen by only 1 1. percent . Inadequate supply of affordable housing further exacerbates this issue — at the $20,000 household income level and below, there are two households competing for each rental unit available at an affordable level ($500 per month) . The unmet demand for housing has the greatest impact on some of our most vulnerable populations . Among the lowest of incomes, those earning less than $10,000 per year, housing needs include the following: • Number of households with special needs – 24,000 • Number of senior households – 21,000 • Number of families with children – 38,000 • Number of rural households – 7,000 • Number of households coming from homelessness – 14,5002
1 Housing Need and Rent Burden in Colorado and its Metropolitan Areas Colorado Department of Local Affairs, Division of Housing, April 2012 . 2 Ibid . Nicholas Wharton, MPA / Town of Severance 29 Order # 40667 / Order Date: 4/16/2019 Copyright2 by CML AFFORDABLE HOUSING CHALLENGES FOR AFFORDABLE HOUSING IN SMALL COMMUNITIES
While interviewing communities and nonprofits throughout Colorado, a number of challenges were discussed . This section breaks these out into land availability and geography, local economic base, community perception, and the lack of resources for smaller communities . LAND AVAILABILITY Rural-resort communities. Misconceptions occur when mountainous rural- resort communities and eastern plains communities are subject to generalized housing discussions regarding cost and availability of land among various regions of the country . Income statistics show relatively high area median incomes (AMIs) for rural-resort areas in Colorado: consequentially, they do not reflect the lower-income workers who must commute due to lack of affordability within resort communities .3 However, in Colorado, we know that workforce housing in these areas is vital to economic development, and that this population deserves quality affordable housing within the city or town limits where they work . High AMIs in rural-resort areas often represent second homeowners who have a much higher annual income, and conclude that an AMI may not accurately represent local workforce populations, which may be lower . Rural-resort areas lack cost-effective affordable housing developments . Within resort communities, land availability remains a barrier for affordable housing developments . Consequential to development barriers, over the years, housing supply in resort towns remains relatively inelastic and slow to respond to increased housing demands. While housing markets fluctuate periodically, the cost of new development remains high in these communities .4 Eastern plains. Despite the availability of inexpensive and developable land in the eastern plains, these communities face similar barriers to development of affordable housing units as rural-resort areas . These areas continue to show a need for more affordable housing even though their boundaries contain developable land . The issue is that lower land value in most rural areas leads to lower wages, lower rents, and less overall incentive for new development in the area 5. Moreover, rural housing programs may not have the same resources as agencies in rural areas as there is more interest in development in urban areas . Yet researchers claim that rural areas lack affordable housing supply when compared with demand, and lower levels of regulation and development in rural
3 Housing Assistance Council . (2010) . Colorado poverty statistics by county. Rural Housing Data Portal 2010 . Washington, DC: HAC . Retrieved from www.ruraldataportal.org/index.aspx. 4 Johnson, M P. . (2007) . Planning models for the provision of affordable housing . Environment and Planning B: Planning and Design, 34, 501-523 . 5 Lang, R E. ,. & Anacker, K B. . (2008) . The new politics of affordable housing . Housing Policy Debate, 19(2), 37-41 . Nicholas Wharton, MPA / Town of Severance 30 Order # 40667 / Order Date: 4/16/2019 CopyrightCOLORADO by CML MUNICIPAL LEAGUE 3 affordable housing markets amplify the gap between supply and demand in local housing markets .6 LACK OF RESOURCES Unlike rural agencies, urban areas often have more resources to encourage development, including the promise of higher return on investment through a guarantee of high occupancy rates once the housing units are in place . In urban settings, new developments benefit from close proximity to all necessary building and service resources . Because the materials needed to establish new affordable housing units are farther from rural settings, the costly nature of building in smaller towns remains a deterrent for developers and contractors . New projects often include discussions of building cost, transportation cost, and proximity of community resources to the new affordable housing development for the future inhabitants of the project . If building in the eastern plains does not guarantee a return on investment, developers may be persuaded to build in a more predictable and less costly urban housing environment .7 COMMUNITY PERCEPTION OF AFFORDABLE HOUSING Community perception plays an important role in the successes and failures of affordable housing programming in small towns due to increased neighborhood awareness and involvement in the various stages of the housing development process . As a whole, urban areas may adjust with relative ease to development, and thus may be more accepting of new affordable housing units .8 But how do rural residents view affordable housing developments? Often, neighborhoods view development as having a larger impact more closely related to the overall community . Stigmas can develop around affordable housing that often leads to neighborhood resistance . Despite volatile and sometimes unpredictable community reactions, the research shows that perception surrounding affordable housing directly and significantly impact the success or failure of new developments .9 Many common community assumptions surround concerns of higher traffic accidents, more crime, and additional costs to schools and other municipal services . It is the job of affordable housing providers and local governments to demonstrate the value of affordable housing development and dispel myths and misconceptions that often surround affordable housing . If affordable housing is well designed, fits in with the surrounding neighborhood, and if it is well managed, there are very few, if any, negative impacts of that housing on the property values of neighboring houses . Additionally, the potential population growth associated with new affordable housing does not necessarily yield higher municipal costs . Likewise, there is no evidence to suggest that multifamily
6 Ibid. 7 Johnson, M P. . (2007) . Planning models for the provision of affordable housing . Environment and Planning B: Planning and Design, 34, 501-523 . 8 Ziebarth, A ,. Prochaska-Cue, K ,. & Shrewsbury, B . (1997) . Growth and locational impacts for housing in small communities . Rural Sociology Society, 62, 111-125 . 9 T ighe, J R. . (2010) . Public opinion and affordable housing: A review of the literature . Journal of Planning Literature, 25(1), 3-17 . Nicholas Wharton, MPA / Town of Severance 31 Order # 40667 / Order Date: 4/16/2019 Copyright4 by CML AFFORDABLE HOUSING construction increases school-related costs any more than their single-family counterparts. In fact, both schools and local governments can benefit from the additional economic activity that is generated through the construction process and subsequent population growth . See “Public Perceptions of Affordable Housing” on page 15 for ways to reframe the message of affordable housing . COMPLEXITY OF SCALE While each community has different dynamics and priorities, one thing that small communities have in common when it comes to affordable housing is the complexity of scale . While in more urban areas a development with housing and services might typically be 100 units, providing an economy of scale in construction and operations, it is more difficult to get this level of effectiveness in a rural town . The size of multifamily developments can overshadow other types of existing housing in the community . As a result, there is more resistance when rural areas are discussing these types of projects .10
10 Personal Communication, Pat Coyle, October 15, 2013 . Nicholas Wharton, MPA / Town of Severance 32 Order # 40667 / Order Date: 4/16/2019 CopyrightCOLORADO by CML MUNICIPAL LEAGUE 5 COMMON THEMES IN AFFORDABLE HOUSING IN SMALL COMMUNITIES
TYPES OF HOUSING Two prominent types of affordable housing in less populated areas in Colorado include manufactured (mobile) homes and multifamily development . Manufactured homes. While manufactured homes exist in the home-ownership market, they are prominent in low-income rental markets as well . Studies show that habitants of manufactured houses do not necessarily own the structure or land underneath .11 Manufactured housing developments include single-family rentals, and this type of housing is a common alternative to traditional apartment building developments in the affordable housing market . Recent research points to a trend in movement of low-income people into rural areas due to an initial surplus of housing .12 It should be noted, however, that low-income individuals who move to rural areas cannot necessarily afford existing single-family homes, and are forced into available affordable housing . Rural-resort areas offer the additional challenge of low land availability so manufactured housing is a common form of affordable housing within the outlying perimeters or outside of mountain towns .13 Multifamily development. As federal funding for affordable housing declines, local governments become increasingly responsible for the establishment and provision of affordable housing programs .14 In response to the overwhelming need for affordable housing in this country — national statistics showing more than 14 million families with a critical housing need — affordable housing developments need to be a common component of both rural and urban areas . As population grows in rural areas, local governments and private developers choose multifamily development over single-family development to provide housing at a lower cost .15 Multifamily housing is more attractive for developers because less land is needed and more individuals can live there, which theoretically increases potential for a higher rate of return on the investment in the project over time . Consideration of land cost is particularly important in rural-resort towns where the amount of land available to build on is lower 16. While land value is lower in the eastern plains, developers still consider the need for a guaranteed return on investment, and multifamily housing still becomes the more desirable framework for new affordable housing projects .
11 Beamish, J O. ,. Goss, R C. ,. Atiles, J H. ,. & Kim, Y . (2001) . Not a trailer anymore: Perceptions of manufactured housing . Housing Policy Debate, 12(2), 373-392 . 12 Clark, S . L . 2012 . In search of housing: urban families in rural contexts . Rural Sociology, 77(1), 110-134 . 13 Beamish, J O. ,. Goss, R C. ,. Atiles, J H. ,. & Kim, Y . (2001) . Not a trailer anymore: Perceptions of manufactured housing . Housing Policy Debate, 12(2), 373-392 . 14 Reid, B . (2001) . Increasing the supply of multifamily affordable housing . Journal of Housing& Community Development, 58(2), 8-11 . 15 Ibid. 16 Ziebarth, A.C. & Meeks, C.B. (1998). Public policy issues and financing for rural housing . Advancing the Consumer Interest, 10(1), 1-7 . Nicholas Wharton, MPA / Town of Severance 33 Order # 40667 / Order Date: 4/16/2019 Copyright6 by CML AFFORDABLE HOUSING Multifamily housing developments are the most common forms of affordable housing developments, and apartment-style projects are the most cost effective on expensive rural-resort land . Housing providers in the eastern plains also reported a need for new affordable housing development to fit in to the overarching “look” of the existing neighborhoods . Consequently, contemporary housing providers in various rural Colorado areas tend to consider multifamily dwellings, but manufactured housing is still a viable option in greater areas of communities . LOCATION Within the existing community. While developments within rural-resort towns face the challenge of high land cost, placing affordable housing within the community poses advantages both pre- and post-development .17 Often, affordable housing is easier to establish in areas where a variety of resources — such as public transportation, job training services, and housing agencies — are located .18 During construction, costs decrease when the project has a closer proximity to building materials, contracting businesses, and supplies . Within towns, inhabitants likely live closer to work; thus, vacancy rates in the development remain relatively low due to high utilization of the affordable housing units . Research on urban/rural sprawl shows that housing developments farther away from community resources (such as healthcare and food) are not as economically vibrant over time . Housing proximity to resources is one of the most influential factors in determining overall community health.19 Outside of the town. The high demand for affordable housing by local workforce populations often spills over municipal boundaries into adjoining areas 20. Many of these developments exist in the form of manufactured housing, and the homes often are stacked side-by-side on relatively small parcels of land . In addition to taking up less physical acreage, manufactured homes can provide an overall lower-cost alternative to single-family homes . Those who live in affordable housing developments outside the community, however, may suffer from a lack of accessible public resources, as well as increased costs from commuting .21 Additional problems arise when affordable housing developments in unincorporated areas cannot sustain a substantial tax base, and consequently cannot provide necessary services to residents . Still, more research considers the impacts of location on developers and builders, and points to higher costs in building materials and transport for rural areas in general, and more specifically, in outlying rural-resort communities.22
17 Johnson, M P. . (2007) . Planning models for the provision of affordable housing . Environment and Planning B: Planning and Design, 34, 501-523 . 18 Ibid. 19 Ibid. 20 Clark, S . L . 2012 . In search of housing: urban families in rural contexts . Rural Sociology, 77(1), 110-134 . 21 Ibid . 22 Johnson, M P. . (2007) . Planning models for the provision of affordable housing . Environment and Planning B: Planning and Design, 34, 501-523 . Nicholas Wharton, MPA / Town of Severance 34 Order # 40667 / Order Date: 4/16/2019 CopyrightCOLORADO by CML MUNICIPAL LEAGUE 7 IMPLICATIONS FOR AFFORDABLE HOUSING IN SMALL COMMUNITIES
During this research project, the intent was to study ways small cities and towns can further promote their affordable housing programs . Below are a few areas in need of improvement that came from surveys and interviews . Regional collaboration. The research revealed a visible need for greater regional communication . In addition to infrequent regional communication, many members that were contacted noted a lack of awareness of the specific programs offered by other rural housing agencies in the state. This finding underscores the need for resources that assist local agencies to connect independently with each other . See “Resources for Affordable Housing and Homelessness” on page 18 for funding and informational resources for rural communities . These efforts will foster more communication among existing rural housing agencies, and hopefully, lead to further collaborative housing provision efforts . Creating programs that utilize resources. Many existing programs for members of CML and Housing Colorado must constantly work around the lack of funds . As national funding for housing decreases, Colorado housing agencies must seek additional funds from local resources, and many agencies have been forced to decrease some of their programming when funds are not available . A majority of members interviewed for this publication mentioned that increased funds from local governments and taxpayer dollars directly contribute to the scope and variety of programming in various housing agencies . They overwhelmingly supported the theory that housing agencies in rural areas have fewer readily available resources in comparison to urban housing agencies, but also noted that the ability to offer a wide range of services to affordable housing residents is extremely valuable and just as critical for rural communities as their urban counterparts . Public-private partnerships. Nonprofit housing providers and local government collaborations are increasingly common due to a demand for workforce housing in small communities . While many of the existing programs work with city councils and town boards, some do not actively and collaboratively engage with their local governments . Agencies not engaged with local governments on a regular basis do not necessarily view the nature of the relationship as negative; instead, these agencies often view the relationship as neutral . That being said, partnerships between local governments and other agencies have led to great successes and demonstrate an opportunity cost for those who do not have those relationships in place . Many agencies are intimately involved with local government, and those engaged in formal agreements with local governing entities have a structure for programming cost and function, and can facilitate a clear understanding of each agency’s responsibilities and contributions to the program . When agencies reported a lack of communication with local government, there was often a willingness to increase collaborations in the Nicholas Wharton, MPA / Town of Severance 35 Order # 40667 / Order Date: 4/16/2019 Copyright8 by CML AFFORDABLE HOUSING future to expand funding and community understanding of their mission . Most respondents who do engage in cooperative efforts with local government largely viewed such relationships as beneficial. While local governments that co-opt with affordable housing agencies provide more regulation in housing provision, they also enable the local governments and housing providers to combine resources and pursue additional funding collaboratively . Consequently, efforts toward increased partnerships of housing providers and local governments are a primary recommendation for existing and future housing providers alike . Outside of additional funding, these partnerships are a terrific option when leveraging affordable housing dollars .
Nicholas Wharton, MPA / Town of Severance 36 Order # 40667 / Order Date: 4/16/2019 CopyrightCOLORADO by CML MUNICIPAL LEAGUE 9 CASE STUDIES
TOWN OF WINDSOR The Windsor Housing Authority (WHA), with the support of the Town of Windsor, recently leveraged minimal resources to construct workforce housing rental units within the Town limits . (“Workforce housing” generally refers to housing that is available to and attainable by working families and households earning low- to moderate-incomes.)This is a terrific example of a housing authority and a municipality being committed to serve the housing needs of household earning low- to moderate-incomes . Workforce Housing Needs Assessment Study. In 2008, at the direction of the town board and in conjunction with the Colorado Division of Housing, Windsor contracted with a consulting firm to have a workforce housing needs assessment study prepared to determine if an actual need existed for workforce housing in Windsor . The study found that the need for workforce housing was fast approaching . Due to shifts in the housing market leading to higher sales prices and rents, as well as the expansion of the local economy since 2000, the Town decided to set goals to meet the challenge of providing workforce housing for its residents . The study called for developing and maintaining attainable neighborhood housing for the community by partnering with other organizations interested in accomplishing this objective . In addition to formulating goals to achieve construction of affordable housing projects, the Town identified the WHA as the local agency to implement these goals . Strategic Housing Plan. One of the recommended action steps of the study was for a strategic housing plan to be developed . Following the adoption of the study by the Town in 2009, the WHA adopted the Windsor Housing Authority Strategic Housing Plan in 2012 . The primary components of the plan are to identify gaps in housing opportunities for households earning low- to moderate- incomes, senior citizens, and individuals with disabilities; and identify strategies to address and close these gaps . Since the adoption of the plan, the Windsor Meadows Apartments have come to fruition . Windsor Meadows. In 2012, the WHA, in partnership with the Town and the Loveland Housing Authority, received tax-credit financing via the Colorado Housing and Finance Authority (CHFA) to construct 44 workforce housing rental units known as Windsor Meadows . Residents started moving into Windsor Meadows in December 2013, and the complex was fully leased by the end of February 2014 . This serves as an excellent example of how these types of partnerships can work together to accomplish the goal of providing housing for families earning low- to moderate-incomes . The WHA and its partners are extremely proud of this development, which may serve as an example of what other small or rural areas may accomplish . See www.cml.org under Issues > Affordable Housing for sample plans and ordinances .
Nicholas Wharton, MPA / Town of Severance 37 Order # 40667 / Order Date: 4/16/2019 Copyright10 by CML AFFORDABLE HOUSING Outcome. WHA’s new development of Windsor Meadows represents a massive collaborative effort by housing authorities, state housing agencies, and a municipality. All parties spent significant time to research the potential impacts of the development and went above and beyond to gain community support . Active public outreach to define the housing in a way that made it work for existing communities led to a positive view of this workforce housing development . For more information, Joseph P . Plummer, AICP, Windsor director of planning, at 970-674-2412 or jplummer@windsorgov com. . CITY OF DURANGO AND THE REGIONAL HOUSING ALLIANCE OF LA PLATA COUNTY Regional housing authorities have existed since the 1990s and have led to numerous partnerships and opportunities for development in rural areas . In the sparsely populated southwestern region of Colorado, the Regional Housing Alliance of La Plata County (RHA) has developed into one of the most influential partners for local governments interested in developing more affordable housing . RHA is a multijurisdictional housing authority funded by La Plata County, the City of Durango, the Town of Bayfield, and the Town of Ignacio. Since none of these jurisdictions has a housing planner on staff, the RHA conducts housing needs studies and coordinated the creation of an Affordable Housing Action Plan for La Plata County . RHA was created in 2004 as a new regional governmental entity to grapple with La Plata County’s high housing prices and resulting lack of housing affordable to a large portion of its workforce . In just six years, home prices in La Plata County doubled . The current median sale price of homes is $310,000 — 64 percent higher than the nationwide median — while the county median income is $58,000, about the same as the national average . RHA board members are from throughout the area, including municipalities and the county at large . The diversity of the board has helped educate multiple jurisdictions on affordable housing options . City of Durango and La Plata County. The small City of Durango has become a destination for many people moving to Colorado . Population estimates from the last two years from the Colorado Department of Local Affairs show the number of households in La Plata County, in general, growing by about 3 percent, or about 680 households, per year . Data from the State Demographer’s Office predicts the county’s population will reach almost 59,000 by 2015. Due to population shifts and little development, housing is becoming increasingly scarce and, consequently, less affordable . As a result, La Plata County has served as a testing ground for various public-private affordable housing partnerships . The development of the fair share housing ordinance serves as an example . Fairshare housing ordinance. The Fair Share program was designed in partnership by RHA and Maryland-based Enterprise Community Partners . The organizations worked for 18 months with community members and government officials to craft the policy for the City of Durango. RHA collaborated with builders
Nicholas Wharton, MPA / Town of Severance 38 Order # 40667 / Order Date: 4/16/2019 CopyrightCOLORADO by CML MUNICIPAL LEAGUE 11 to develop and implement the ordinance, which requires that a portion of the developments sell homes at prices between $150,000 and $350,000 . On Dec . 2, 2008, the City of Durango adopted its Fair Share policy and its implementing ordinance that requires developers of new housing to provide a certain percentage of homes or rental units — generally 16 percent — to be priced below market and reserved for homebuyers at certain income levels . Previous affordable housing agreements which are still in force have requirements ranging from 10 to 25 percent but otherwise follow Fair Share rules . Under certain circumstances, developers can pay in-lieu fees or make land donations as alternative means of compliance . In-lieu fees can be used to subsidize affordable housing development or very low-cost second mortgages for homebuyers . Any land donations will be used as sites for new affordable housing construction . Households must have qualifying incomes to be eligible for discount prices . A typical family of three must have an annual income of $80,000 or less for homes with small price discounts, and an income of $52,000 or below for homes with the deepest price discounts . Buyers must pay back the discount on resale of the home with a share of appreciation or agree to deed restrictions limiting the resale price . Developers must mix the discount-priced homes with the market- rate homes, except for limited options of paying fees to an affordable housing fund or making land donations for affordable housing . The ordinance allows RHA to seek more flexible funding sources from nonprofits as opposed to strict sources provided by governments . In cases where the ordinance is applied, the City can offset costs of building Fair Share housing for developers to spur their interest in developing Fair Share units . For example, developers may be entitled to refunds for utilities or other impact or construction fees. RHA has stated that flexibility plays a key role in rural community development . In 2008, the RHA seeded a nonprofit organization, the La Plata Homes Fund, with a $1 1. million contribution from BP America . The La Plata Homes Fund, which subsequently became a Community Development Finance Institute, has helped leverage this initial contribution to create a $3 1. million loan fund . Through this fund, the La Plata Homes Fund provides down payment assistance to households purchasing Fair Share units . Additional resources can be found on the websites of Regional Housing Alliance of La Plata County (www.rhalpc.org) and La Plata Homes Fund (www.homesfund.org) . For more information, contact Sherri Dugdale, Durango assistant to the city manager at 970-375-5002 or sherri dugdale@durangogov. org. . TOWN OF NEW CASTLE Founded in 1971, the Community Resources and Housing Development Council (CRHDC) spent much of its early years focused on housing for low-income households in rural areas of the state . More recently, the agency has expanded its programs and services to include regions throughout Colorado, including urban, suburban, and rural communities . Nicholas Wharton, MPA / Town of Severance 39 Order # 40667 / Order Date: 4/16/2019 Copyright12 by CML AFFORDABLE HOUSING Leveraging its strength in rural housing development, CRHDC partnered with the Town of New Castle in 2005 on a senior housing development . Like many rural communities, the Town of New Castle (with a population of just under 5,000 residents) saw the need for senior housing . With its proximity to Glenwood Springs and employment opportunities, and many residents who wanted to stay in New Castle once they retired, it was clear that affordable senior housing was a growing need in the community . The partnership between CRHDC and the town was particularly successful for a variety of reasons: • CRHDC has extensive experience in identifying funding sources and how to structure key legal components such as land lease agreements . The Town recognized this asset and was willing to be flexible in its approach. • As an established community, the Town of New Castle has clear design standards. This facilitated a final design that not only met the needs of the future residents, but also was consistent with the character of the existing community and priorities of town residents . • Since the Town initiated contact with CRHDC, there was already the political will for developing an affordable housing project in the community . In general, senior housing projects tend to experience less resistance in the affordable housing marketplace because so many seniors are on fixed incomes — a common denominator that many community members can relate to . • Continued partnership – CRHDC has maintained a presence in the community, long after the construction was complete . Understanding the cultural values of the town, the project was designed to include a full-time onsite property manager . This is unusual for a housing development that only includes 24 units, but it was a priority for the community and was factored into the ongoing costs of the project . As a result of this successful project in 2005, the Town of New Castle and CRHDC have initiated a second affordable housing project together . When considering an affordable housing development between a nonprofit and local government, communities should keep the following in mind . As an affordable housing development serving seniors, CRHDC was able to leverage U S. . Department of Housing and Urban Development (HUD) 202 funds, a program that provides senior rental assistance to low-income seniors . This support provides critical gap financing that makes an affordable housing development financially viable in the long term. Local governments, on the other hand, have access to Community Development Block Grant funds . Agencies such as CRHDC cannot apply for those funds. Together, a nonprofit housing agency and its local government partner can leverage significantly more resources than would be available on their own . Both the nonprofit partner and the local government need to maintain a partnership over the long term; this understanding needs to be established at the beginning of the process . Unforeseen challenges can arise over time . After Nicholas Wharton, MPA / Town of Severance 40 Order # 40667 / Order Date: 4/16/2019 CopyrightCOLORADO by CML MUNICIPAL LEAGUE 13 the New Castle project was completed, a water main break caused significant flooding at the senior housing development. The Town was quick to respond and assist CRHDC, helping to move people temporarily and acting quickly to minimize the amount of time residents were displaced . Partners need to be prepared to be invested in the process and the outcome . In this case, the Town of New Castle did not simply identify the need and bring in a nonprofit developer, but actively participated in the entire process. Both parties knew there would be setbacks, but the relationship started with the premise of mutual trust. The nonprofit developer worked closely with the Town to identify the development areas and ensure the design was consistent with the Town’s development plan . In turn, local governments can assist the development process by mitigating barriers, such as expediting the permit processes . The most successful projects require the developer and the local government to think as team rather than as two separate parties . For more information, contact, Tom Baker, New Castle town administrator, at 970-984-2311 or tbaker@newcastlecolorado org. .
Nicholas Wharton, MPA / Town of Severance 41 Order # 40667 / Order Date: 4/16/2019 Copyright14 by CML AFFORDABLE HOUSING PUBLIC PERCEPTION OF AFFORDABLE HOUSING
Public perception can be one of the most difficult issues to deal with when devising an affordable housing plan . Neighborhood opposition to an affordable housing development can be a powerful impediment to moving forward . There may have been a time when affordable housing was considered unattractive as a development option . Today, affordable housing developments are not only attractive, but provide an opportunity for local governments to show their residents the improvement to the community . This can be done by changing the conversation around affordable housing . There has been much research and analyses by affordable housing advocates around public opinion and below are some opportunities to reframe the message in rural communities . FORM A PERSONAL CONNECTION According to the Center for Community Change, there is general, but latent, support for affordable housing among the public . One way to increase support is to make the idea of “home” more personal . When discussing a project, people are much more responsive to the reference of “home” as opposed to “housing” or “units ”. Take the opportunity when developing a plan to market it as a place of security, comfort, relaxation . This invokes more positive thoughts that involve family and friends, whereas a reference to “units” resonates as abstract .23 In addition to the terms used, according to many studies completed since 2007, more people are beginning to see housing affordability as an issue they may personally face .24 This lends itself to an opportunity that more households will be more receptive to public policy proposals to solve it . FRAME AFFORDABLE HOUSING IN TERMS OF PUBLIC VALUES Equating affordable housing to increased options for families to succeed can help gain public support . Affordable housing needs to demonstrate opportunity, rewards for hard work, and other terms that invoke an American Dream mentality . Most citizens tend to view housing needs as a consumer issue rather than a social issue . This is an opportunity to reframe the message and use market-based appeals such as choice to look at the housing market in general . Explain that the issue is to increase supply of housing to meet demand while offering choices to different income levels . This message will reach a much wider audience .25
23 Center for Community Change, Public Opinion Research, 2011 . 24 Peter D . Hart Research Associates, Affordable Housing in Rhode Island . 25 ActionMedia (2006). . Communicating Housing Issues . PowerPoint Presentation for Housing Alliance of Pennsylvania . Nicholas Wharton, MPA / Town of Severance 42 Order # 40667 / Order Date: 4/16/2019 CopyrightCOLORADO by CML MUNICIPAL LEAGUE 15 PUT A HUMAN FACE ON THE PROBLEM People generally support programs to aid seniors, working families, and people with disabilities . When promoting an affordable housing plan, take this opportunity to show who the development will house . As opposed to using more universal terms, such as “low-income,” use examples . Research shows that respondents are more likely to acknowledge a shortage of affordable homes when the target population is described with an income range (for example, young families earning $25,000 to $40,000) .26 Tailor the message to local values . If residents value professions such as teachers or law enforcement, use them as examples of those who deserve affordable homes . COMBAT THE “NOT IN MY BACKYARD” MENTALITY One of the most difficult arguments against affordable housing is the “not in my backyard” (NIMBY) approach . Support drops the closer the housing is sited to those being surveyed .27 Common NIMBY claims around affordable housing center on concerns about declining property values, increased traffic, changing character of a neighborhood, or stereotypes about residents . Many of these concerns are based upon misinformation and can be rebutted with educational outreach . Use the planning and review process to educate concerned citizens on what the proposed project will look like and what it will do for the community . Concerns such as those relating to traffic congestion, service provision, or environmental quality can be addressed within development plans . Concerns about design and unsightliness may be addressed through design charettes and review processes .28 Housing Colorado currently has a design charette program that can offer insight into what works and what does not . Preconceived notions on who is occupying the affordable homes is more difficult to change, but can be counteracted by interactions between concerned neighbors and actual residents of affordable homes . Additionally, municipalities can build relationships among neighbors, residents, and developers through broad community outreach . DEMONSTRATE THE BENEFITS TO FOR THE WHOLE COMMUNITY The most successful community outreach campaigns emphasize that affordable homes lead to community wide benefits. These include connecting housing to broader issues of community concern such as education, health, transportation, and jobs .29 Research often points to the benefits of an adequate supply of affordable housing . Demonstrate that affordable homes contribute to positive outcomes for other major priorities like education and health, and liken
26 Public Opinion Strategies . (2007) . State and Local Leaders’ Views of Home Affordablilty . 27 Center for Community Change, Public Opinion Research, 2011 . 28 Puget Sound Regional Council . Strategies to Address NIMBY . 2014 . 29 Center for Community Change, Public Opinion Research, 2011 . Nicholas Wharton, MPA / Town of Severance 43 Order # 40667 / Order Date: 4/16/2019 Copyright16 by CML AFFORDABLE HOUSING affordable housing to the creation of job growth and economic vitality 30. While demonstrating community benefit it is important to emphasize that new developments will not lead to a negative outcome . Some researchers recommend visual aids and a detailed program description to help bring home the message that everyone in the community deserves an affordable home .
30 Elizabeth J . Mueller, and J . Rosie Tighe . (2007) . Making the Case for Affordable Housing: Connecting Housing with Health and Educational Outcomes . Journal of Planning and Literature 21,371-385 Nicholas Wharton, MPA / Town of Severance 44 Order # 40667 / Order Date: 4/16/2019 CopyrightCOLORADO by CML MUNICIPAL LEAGUE 17 RESOURCES FOR AFFORDABLE HOUSING AND HOMELESSNESS
FEDERAL FUNDING United States Department of Agriculture Rural Development The U S. . Department of Agriculture Rural Development (USDA) works with public and nonprofit organizations to provide housing developers with loans and grants to construct and renovate rural multi-family housing complexes . Local governments are a key partner in moving these grants and loans forward . The USDA has six different loan and grant options from Rental Housing Direct Loans to Housing Preservation Grants . To receive more information about grant and loan opportunities through the USDA, contact your local USDA office. Resource: USDA, www.rurdev.usda.gov . Federal Low Income Housing Tax Credit The Federal Low Income Housing Tax Credit (LIHTC) program was created in 1986 under President Ronald Reagan and has received significant bipartisan support due to the public-private partnership model that it incentivizes . Through the annual budget setting process, Congress determines the total dollar amount of tax credits it is willing to fund in the coming fiscal year. The amount of credit that a state receives to allocate is based on the total population and a statutory rate. Each state has a housing and finance authority (HFA) that is authorized to award and distribute those tax credits each year . The Colorado Housing and Finance Authority is the agency in Colorado responsible for administering the federal tax program . Through a competitive application process, private, government, and nonprofit developers can submit project proposals for rental housing development to be considered for LIHTC funding . If approved, the recipient of the tax credit gets a dollar-for-dollar reduction in tax liability . The credit is transferable, and a syndicator or direct investor will invest in the credit . The developer then uses the proceeds from the investment by the syndicator or investor in the credit for constructing the housing project . This reduces the amount of debt the developer must use, which allows the developer to offer the housing to low income households at rates that are below the current market rates . Resource: Colorado Housing and Finance Authority, www.chfainfo.com/multifam/ multifamily_developers/LIHTC%20allocation/LIHTC%20allocation.icm. Community Development Block Grants The Community Development Block Grant (CDBG) program was passed by Congress as Title I of the Housing and Community Development Act of 1974 to help cities address their community development needs . In 1981, Congress amended the legislation to allow states to administer CDBG funds to serve
Nicholas Wharton, MPA / Town of Severance 45 Order # 40667 / Order Date: 4/16/2019 Copyright18 by CML AFFORDABLE HOUSING communities outside the large cities and urban counties . The Division of Housing currently administers the program . At least 70 percent of all CDBG funds must be spent on activities that benefit low- or moderate-income people. The Division of Housing uses a portion of the state’s CDBG funding to provide or improve permanent residential structures that will house low and moderate income households outside of the larger cities and counties . Resource: Colorado Division of Housing, www.colorado.gov/cs/Satellite?c=Page &childpagename=DOLA-Main%2FCBONLayout&cid=1251593065651&pagena me=CBONWrapper. U.S. Department of Housing and Urban Development HOME Program The HOME Investment Partnership Program (HOME) was created by the National Affordable Housing Act of 1990 . HOME funds provide competitive funding to local government, nonprofit, and private developers. The purpose of the fund is to provide formula grants to states and localities that communities use — often in partnership with local nonprofit groups — to fund a wide range of activities including building, buying, and/or rehabilitating affordable housing for rent or homeownership or providing direct rental assistance to low-income people . HOME is the largest federal block grant to state and local governments designed exclusively to create affordable housing for low-income households . Source: Colorado Division of Housing, www.colorado.gov/cs/Satellite?c=Page&c hildpagename=DOLA-Main%2FCBONLayout&cid=1251593063983&pagename =CBONWrapper. Private Activity Bonds Private Activity Bonds (PABs) are tax-exempt bonds that can be issued for specific purposes. The federal government grants annual allocations of this bonding authority to states under the Tax Reform Act of 1986 . The State of Colorado established its PAB allocation program by statute (24-32-1701 et seq, C R. S. ). to provide for the allocation of Colorado’s PAB authority . One of the uses for PABs is for qualified rental housing projects. Local governments can issue these bonds to finance the new construction or acquisition/rehabilitation of housing for low/moderate income persons . Resource: Colorado Division of Housing, www.colorado.gov/cs/Satellite?c=Page &childpagename=DOLA-Main%2FCBONLayout&cid=1251592239205&pagena me=CBONWrapper. STATE FUNDING Colorado Housing Tax Credit In 2014, a bill was passed in the Colorado General Assembly to reinstate a state-based low income housing tax credit . Modeled after the successful federal LIHTC program, HB 14-1017 allocated a total of $10 million ($5 million in 2015 and $5 million in 2016) towards a state tax credit program for affordable housing development and preservation . In the same manner that the federal tax credit reduces an investor’s federal tax credit liability dollar-for-dollar, the state tax
Nicholas Wharton, MPA / Town of Severance 46 Order # 40667 / Order Date: 4/16/2019 CopyrightCOLORADO by CML MUNICIPAL LEAGUE 19 credit will give the recipient a dollar-for-dollar reduction on their state tax liability . Like the federal program, the Colorado Housing and Finance Authority also will administer a state tax credit program and funding is limited to rental housing development only . This is a brand new opportunity for affordable housing development . More information will be released from the Colorado Housing and Finance Authority in time for the program launch in 2015 . Colorado Housing Investment Fund In 2012, the Colorado Housing Investment Fund (C R. S. . 24-32-717) was created as a result of the national mortgage settlement brought by the attorney generals of 48 states against the top mortgage lenders in the country . A portion of the total settlement, $13 3. million, was allocated by the Colorado Attorney General’s Office to the newly created Colorado Housing Investment Fund (CHIF), a revolving loan fund administered on behalf of the Attorney General’s Office by the Colorado Division of Housing. Nine projects were funded through the initial $13 3. million to agencies across the state that included government, private, and nonprofit developers for the construction and rehabilitation of rental housing . Early in 2014, the Colorado Attorney General’s Office announced an additional $23 million from the original 2012 mortgage settlement would be reallocated to CHIF . The $23 million will be transferred from the foreclosure mitigation fund . At the time of the initial settlement in 2012, Colorado was in the midst of the nationwide foreclosure crisis . However, with the housing market rebounding, the number of foreclosures dropped dramatically through 2013, and only a fraction of the foreclosure dollars had been used . Recognizing the need for more housing developments and the documented success of the current CHIF, the attorney general will be reallocating the foreclosure dollars in to the CHIF . The application process for government, private and nonprofit developers will be through the Division of Housing . Those who wish to submit project proposals to receive funds from CHIF should contact the Division of Housing or watch for announcements from CML or Housing Colorado on requests for applications . Affordable Housing Development Grants Each year, the governor’s budget includes funding for the Affordable Housing Development Grants line item . This program is currently the only funded program that offers grants to nonprofit and government agencies for affordable housing development and preservation . Administered by the Colorado Division of Housing, this program can fund projects that include both rental housing and home ownership housing projects . Following priority guidelines established through the State Housing Board, the Division of Housing accepts project proposals throughout the year . For Fiscal Year 2014-2015, the Division of Housing was allotted $4 3. million for the program . Resource: Colorado Division of Housing, www.colorado.gov/cs/Satellite/DOLA- Main/CBON/1251590375290.
Nicholas Wharton, MPA / Town of Severance 47 Order # 40667 / Order Date: 4/16/2019 Copyright20 by CML AFFORDABLE HOUSING Homeless Programs Team- Pathways Colorado The Governor’s Office and the Colorado Department of Local Affairs are working on programs to end homelessness in rural communities . The Homeless Programs Team within the Division of Housing is poised as the leadership entity for working with multiple state and local partners to focus on supportive housing programs and projects . In the action plan for 2014 alone, there are goals to increase the capacity for transitional housing, increase access to permanent housing units, and increase access to benefits such as education and employment . To assist in transitional programs, the state has utilized the Fort Lyon facility in Las Animas to serve as a transitional housing facility for homeless individuals. The goal is not only to find permanent housing, but provide access health care, treatment, and workforce education to help them successfully re-integrate into their chosen communities . Resource: Colorado Division of Housing, www.colorado.gov/cs/Satellite?c=Page &childpagename=DOLA-Main%2FCBONLayout&cid=1251595945321&pagena me=CBONWrapper. Pathways Home Colorado www.colorado.gov/cs/Satellite/DOLA-Main/CBON/1251611679326 HOUSING AUTHORITIES Local housing authorities A housing authority is the local administrative agency for housing assistance programs funded by the U S. . Department of Housing and Urban Development (HUD) . All housing authorities provide rental housing or rental assistance to low-income families, the elderly and people with disabilities . Often, large cities have their own housing authorities, and smaller towns are served by a county housing authority . Colorado is also home to a few Regional Housing Authorities that cover significantly more area. Most often, these housing authorities reside in more rural, less populated areas . A local housing authority is the first place to go to find out about what housing assistance programs are available in the area . In addition to administering federal housing programs, such as the Housing Choice Voucher, local housing authorities often own and manage their own housing units . Housing authorities also partner with private and nonprofit developers to build new housing units or redevelop existing products . On the national level, housing authorities are represented by the National Association of Housing and Redevelopment Officials (NARHO), a leader in advocating the funding of HUD low- and moderate-income programs, the production of low-income housing, shaping housing modernization and assistance programs, and the continuing and strengthening of Community Development Block Grants and HOME programs . Resource: National Association of Housing and Redevelopment Officials, www.nahro.org.
Nicholas Wharton, MPA / Town of Severance 48 Order # 40667 / Order Date: 4/16/2019 CopyrightCOLORADO by CML MUNICIPAL LEAGUE 21 Colorado Housing and Finance Authority The Colorado Housing and Finance Authority (CHFA) was created in 1973 by the Colorado legislature to address the shortage of affordable housing in the state . Since then, CHFA has established itself as the front-runner in the affordable housing industry by financing single-family mortgages for qualifying homebuyers and supporting developments of apartments for low and moderate income residents. In 1982, when Colorado had economic difficulties, CHFA began making loans to small and medium sized businesses . Since 1973, CHFA’s financed more than 69,000 mortgages to homebuyers, more than 54,000 residential rental units, and allocated tax credits for 37,000 residential rental units . CHFA also administers the Colorado Housing Income Tax Credit as well as the Federal Low Income Tax Credit . Resource: Colorado Housing and Finance Authority, www.chfainfo.com .
Nicholas Wharton, MPA / Town of Severance 49 Order # 40667 / Order Date: 4/16/2019 Copyright22 by CML AFFORDABLE HOUSING Nicholas Wharton, MPA / Town of Severance 50 Order # 40667 / Order Date: 4/16/2019 CopyrightCOLORADO by CML MUNICIPAL LEAGUE 23 Nicholas Wharton, MPA / Town of Severance 51 Order # 40667 / Order Date: 4/16/2019 Copyright24 by CML AFFORDABLE HOUSING ÿ ÿ ÿ!" "ÿ##$ "%& ÿ$'ÿ(ÿ) & 01 %' 23$
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ÿ ÿ £ÿ ¡¢54 ¤¥¦¡§ 4 5552 & 0 %23$ 5% 6 6' 7 6'" "6##$ "%& 6$' JOINT HOUSING AUTHORITY
PROPOSAL TO CREATE A WINDSOR-SEVERANCE HOUSING AUTHORITY
55 WINDSOR HOUSING AUTHORITY
• WHA formed over 40 Years ago • Five Board Members appointed by the Windsor Town Board • Oversees two Housing Communities • Windsor Meadows (44-unit Complex) • Century III (72-unit complex for 62 and older)
• WHA Currently Partners with the Loveland Housing Authority (LHA) to develop affordable housing options in Windsor. The LHA mentors and helps smaller housing authorities as part of their mission to provide and maintain obtainable housing.
56 WINDSOR-SEVERANCE HOUSING AUTHORITY
• WHA is currently being managed by the LHA • LHA believes that with Windsor’s current population and growth there is a need to become an autonomous organization with an executive director • Seeing the current growth and past partnerships, the Town of Windsor has asked if Severance is interested in a Joint Windsor-Severance Housing Authority
This is an opportunity to join an established Housing Authority that will benefit the workforce and seniors of Severance
57 BENEFITS TO THE TOWN OF SEVERANCE
• Workforce Housing • Allows Public Servants and Citizens affordable housing to live and work in Severance • This includes Town Employees, Emergency Services, Teachers and employees of local business • Median Home Cost in Severance: ~$330,000 (30 yr. Mortgage w/10% Down ~ $2,000 per month) • Average Weld RE-4 Teacher Starting Salary: $37,200 • Average Town of Severance Employee Starting Salary • Police Officer: $55,000 • Public Works: $34,000 - $40,000 • Clerical: $35,000 - $41,000
• As it can be seen most public servants, either single or with a partner, can not afford housing in Severance; this is not unique to our community.
58 BENEFITS TO THE TOWN OF SEVERANCE
• Senior Housing • The Baby Boomer Generation, also known as the “Grey Tsunami,” is retiring in a great wave and many retirees are seeking housing in Severance • As commercial and transportation services begin to increase in Town, this will only attract more retirees • Through a Joint Housing Authority, senior housing would allow additional retirees the ability to afford retirement in Severance and others who need to downsize their housing needs, the ability to stay in the Town they call home at an affordable cost
59 NEXT STEPS
• Strategic Plan • Jointly funded by both communities • Defines the direction of a joint housing authority • Provides a guiding plan that promotes the interests and needs of both communities
• Formation of Joint Housing Authority Board • Five Board Members; Two from Severance & Two from Windsor w/fifth rotating between communities every two years • Two-Year terms with a maximum of three (3) consecutive terms
60 COSTS TO THE TOWN OF SEVERANCE
• Strategic Plan • Approximately $3000 (One-Time Fee) • Executive Director Position • Average Salary $60,000-$80,000 • $30K-40K Annually for 3-5 Years or until WSHA becomes self-sufficient
• Additional/Optional Costs • Reduction in Town Development Fees to Encourage Housing Authority Projects
61 Questions?
62
AGENDA ITEM SUMMARY
AGENDA ITEM SUBMITTED BY PRESENTED BY
Conduit for Arterials Mitchell Nelson Mitchell Nelson
ACTION REQUESTED
Concept Plan No action requested. Preliminary/Final Plat Resolution/Ordinance Agreement Report Action Requested
BRIEF SUMMARY
Staff would like to discuss the implementation of a requirement for conduit to be installed with development along major arterials within Town limits This requirement would be for the purpose of future transportation related fiber to be easier to implement but would provide flexibility in the future for other infrastructure needs. This would most likely be handled through an ordinance, either amending the existing conduit ordinance (2017-15) or drafting a new portion of the land use code that is specific to this requirement. Staff will have further information at the meeting.
PUBLIC SUPPORT/CONCERN
None at this time.
ANALYSIS AND RECOMMENDATION
Administration would like to discuss potential next steps. Recommendation may be developed in discussion at the meeting.
MATERIALS SUBMITTED
No materials included in the packet.
63