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Home My WebLink About12/21/2023 - Planning and Zoning Commission - AGENDA - Regular Meeting (2)Planning and Zoning Commission Page 1 December 21, 2023 Upon request, the City of Fort Collins will provide language access services for individuals who have limited English proficiency, or auxiliary aids and services for individuals with disabilities, to access City services, programs and activities. Contact 970.221.6515 (V/TDD: Dial 711 for Relay Colorado) for assistance. Please provide 48 hours advance notice when possible. A solicitud, la Ciudad de Fort Collins proporcionará servicios de acceso a idiomas para personas que no dominan el idioma inglés, o ayudas y servicios auxiliares para personas con discapacidad, para que puedan acceder a los servicios, programas y actividades de la Ciudad. Para asistencia, llame al 970.221.6515 (V/TDD: Marque 711 para Relay Colorado). Por favor proporcione 48 horas de aviso previo cuando sea posible. Regular Hearing December 21, 2023 6:00 PM David Katz, Chair City Council Chambers - City Hall West Julie Stackhouse, Vice Chair 300 Laporte Avenue Michelle Haefele Fort Collins, Colorado Adam Sass Ted Shepard Virtual (Zoom or Telephone) Samantha Stegner Cablecast on FCTV Channel 14 on Connexion & York Channels 14 & 881 on Comcast Planning and Zoning Commission Hearing Agenda Participation for this hybrid Planning and Zoning Commission meeting will be available online, by phone, or in person. Public Participation (In Person): Individuals who wish to address the Planning & Zoning Commission in person may attend the meeting located in City Council Chambers at City Hall, 300 Laporte Ave. Public Participation (Online): Individuals who wish to address the Planning & Zoning Commission via remote public participation can do so through Zoom at https://fcgov.zoom.us/j/96988049058. Individuals participating in the Zoom session should also watch the meeting through that site. The meeting will be available to join beginning at 5:45 p.m. on December 21, 2023. Participants should try to sign in prior to 6:00 p.m. if possible. For public comments, the Chair will ask participants to click the “Raise Hand” button to indicate you would like to speak at that time. Staff will moderate the Zoom session to ensure all participants have an opportunity to address the Commission. (Continued on next page) Packet pg. 1 Planning and Zoning Commission Page 2 December 21, 2023 • ROLL CALL • AGENDA REVIEW • PUBLIC PARTICIPATION Individuals may comment on items not specifically scheduled on the hearing agenda, as follows: • Those who wish to speak are asked to sign in at the podium if they are in person • The presiding officer will determine and announce the length of time allowed for each speaker. • Each speaker should state their name and address and keep their comments to the allotted time. • Any written materials should be provided to the Secretary for record-keeping purposes. • In person participates will hear a timer beep once and the time light will turn to yellow to indicate that 30 seconds of speaking time remains and will beep again and turn red when a speaker’s time to speak has ended. • CONSENT AGENDA The Consent Agenda is intended to allow the Planning and Zoning Commission to quickly resolve items that are non-controversial. Staff recommends approval of the Consent Agenda. Anyone may request that an item on this agenda be “pulled” for consideration within the Discussion Agenda, which will provide a full presentation of the item being considered. Items remaining on the Consent Agenda will be approved by the Planning and Zoning Commission with one vote. The Consent Agenda generally consists of Commission Minutes for approval, items with no perceived controversy, and routine administrative actions. Public Participation (Phone): If you do not have access to the internet, you can call into the hearing via phone. Please dial: 253-215-8782 or 346-248-7799, with Webinar ID: 969 8804 9058. The meeting will be available beginning at 5:45 p.m. Please call in to the meeting prior to 6:00 p.m., if possible. For public comments, the Chair will ask participants to click the “Raise Hand” button to indicate you would like to speak at that time – phone participants will need to hit *9 to do this. Staff will be moderating the Zoom session to ensure all participants have an opportunity to address the Committee. Once you join the meeting: keep yourself on muted status. If you have any technical difficulties during the hearing, please email smanno@fcgov.com. Documents to Share: If residents wish to share a document or presentation, City Staff needs to receive those materials via email by 24 hours before the meeting. Please email any documents to smanno@fcgov.com. Individuals uncomfortable or unable to access the Zoom platform or unable to participate by phone are encouraged to participate by emailing general public comments you may have to smanno@fcgov.com . Staff will ensure the Commission receives your comments. If you have specific comments on any of the discussion items scheduled, please make that clear in the subject line of the email and send 24 hours prior to the meeting. As adopted by City Council Ordinance 143, 2022, a determination has been made by the chair after consultation with the City staff liaison that conducting the hearing using remote technology would be prudent. 3DFNHWSJ Planning and Zoning Commission Page 3 December 21, 2023 1. Draft Minutes for the P&Z October Regular Hearing The purpose of this item is to approve the draft minutes of the October 25, 2023, Planning and Zoning Commission hearing. • DISCUSSION AGENDA 2. Bloom Filing Three Multi-Family Dwellings PROJECT DESCRIPTION: This is a proposed Project Development Plan (PDP) to construct 360 multi-family units in the third filing of the Mulberry & Greenfields PUD (parcel #8709307005). The proposal includes 15 multi-family buildings, a clubhouse with pool, two private streets, and gathering areas around the site. The project proposes a combined total of 594 parking spaces that include on-street, garage, and surface parking spaces. The site is within the Low-Density Mixed Use (LMN) and Medium-Density Mixed-Use Neighborhood (MMN) zone districts. The proposal is subject to Planning & Zoning Commission (Type 2) Review. APPLICANT: Terence Hoaglund Vignette Studios, LLC PO Box 1889 Fort Collins, CO 80522 STAFF ASSIGNED: Kai Kleer, Senior City Planner 3. Strauss Lakes Pre-Application Review PROJECT DESCRIPTION: The purpose of this item is to allow the potential applicant of the Strauss Lakes development project in southwestern Fort Collins to receive preliminary, non- binding comments from the Planning and Zoning Commission regarding the applicant's revised proposed Planned Unit Development (PUD) Master Plan and to assist the developer in determining whether to file a PUD application. APPLICANT: Cottonwood Land & Farms, LLC Carolynne C White, Brownstein Hyatt Farber Schreck, LLP PO Box 229 Boulder, CO 80306 STAFF ASSIGNED: Kim Meyer, ACIP, Principal Planner • OTHER BUSINESS • ADJOURNMENT 3DFNHWSJ Agenda Item 1 Item 1, Page 1 AGENDA ITEM SUMMARY December 21, 2023 Planning and Zoning Commission STAFF Shar Manno, Customer and Administrative Manager SUBJECT MINUTES OF THE OCTOBER 25, 2023 P&Z HEARING EXECUTIVE SUMMARY The purpose of this item is the consideration and approval of the draft minutes of the October 25, 2023 Planning & Zoning Commission hearing. ATTACHMENTS 1. Draft October 25, 2023 P&Z Minutes Packet pg. 4 David Katz, Chair Virtual Hearing Julie Stackhouse, Vice Chair City Council Chambers Michelle Haefele 300 Laporte Avenue Adam Sass Fort Collins, Colorado Ted Shepard Samantha Stegner Cablecast on FCTV, Channel 14 on Connexion & York Channels 14 & 881 on Comcast The City of Fort Collins will make reasonable accommodations for access to City services, programs, and activities and will make special communication arrangements for persons with disabilities. Please call 221-6515 (TDD 224- 6001) for assistance. Regular Hearing October 25, 2023 Chair Katz called the meeting to order at 6:00 p.m. Roll Call: Haefele, Katz, Sass, Stackhouse, Stegner, York Absent: Shepard Staff Present: Frickey, Sizemore, Claypool, Guin, Myler, Vonkoepping, Lorson and Manno Chair Katz provided background on the Planning and Zoning Commission’s (Commission’s) role and what the audience could expect as to the order of business. He described the role of the Commission and noted that members are volunteers appointed by City Council. The Commission members review the analysis by staff, the applicants’ presentations, and input from the public and make a determination regarding whether each proposal meets the Land Use Code. He noted that this is a legal hearing, and that he will moderate for civility and fairness. Agenda Review CDNS Director Sizemore reviewed the items on the Consent and Discussion agendas, stating that all items will be heard as originally advertised. Public Input on Items Not on the Hearing Agenda: None noted. Consent Agenda: 1.Draft Minutes from August 17, 2023, P&Z Hearing 2.Master Street Plan Amendment Planning and Zoning Commission Minutes DR A F T Packet pg. 5 Planning & Zoning Commission October 25, 2023 Page 2 of 2 Public Input on Consent Agenda: None noted. Chair Katz did a final review of the items that are on consent and reiterated that those items will not have a separate presentation unless pulled from the consent agenda. Member York made a motion that the Planning and Zoning Commission approve the Consent agenda for the October 25, 2023, Planning and Zoning Commission hearing as originally advertised. Member Haefele seconded the motion. Vote: 6:0. Discussion Agenda: No items listed. For more complete details on this hearing, please view our video recording located here: https://www.fcgov.com/fctv/video-archive.php?search=PLANNING%20ZONING Repeat (copy/paste) above format for each additional item. Other Business None noted. Adjournment Chair Katz moved to adjourn the P&Z Commission hearing. The meeting was adjourned at 6:04 pm. Minutes respectfully submitted by Shar Manno. Minutes approved by a vote of the Commission on: December 21, 2023. Paul Sizemore, CDNS Director David Katz, Chair DR A F T Packet pg. 6 Development Review Staff Report Agenda Item 2 Planning Services Fort Collins, Colorado 80521 p. 970-416-4311 f. 970.224.6134 www.fcgov.com Planning & Zoning Commission Hearing – December 21, 2023 Bloom Filing Three PDP220011 Summary of Request This is a proposed Project Development Plan (PDP) to construct 360 multi-family units in the third filing of the Mulberry & Greenfields PUD (parcel #8709307005). The proposal includes 15 multi-family buildings, a clubhouse with pool, two private streets, and gathering areas around the site. The project proposes a combined total of 594 parking spaces that include on-street, garage, and surface parking spaces. The site is within the Low-Density Mixed Use (LMN) and Medium-Density Mixed- Use Neighborhood (MMN) zone districts. The proposal is subject to Planning & Zoning Commission (Type 2) Review. Zoning Map Next Steps If approved, the applicant will be eligible to submit for Final Development Plan review. Once the final plan set is approved and recorded, the applicant would be eligible to apply for construction and building permits. Site Location Located northwest of the intersection of the future Aria Way and Donella Drive, approximately one-quarter mile north of E. Mulberry St., Parcel # 8709307005. Zoning Low Density Mixed-Use Neighborhood, Medium Density Mixed-Use Neighborhood (MMN), and within the Mulberry & Greenfields PUD District Two Overlay. Property Owner Mulberry SF LLC 4801 Goodman Street Timnath, CO 80547 Applicant/Representative Terence Hoaglund Vignette Studios, LLC PO Box 1889 Fort Collins, CO 80522 Staff Kai Kleer, Senior City Planner Contents 1. Project Introduction 2 2. Public Outreach 10 3. Article 2 – Applicable Standards 11 4. Land Use Code Article 3 18 5. Mulberry & Greenfields PUD 27 6. Findings of Fact/Conclusion 53 7. Recommendation 53 8. Attachments 53 9. Links 53 Staff Recommendation Approval of the PDP and two modifications of standard. Site Packet pg. 7 Planning & Zoning Commission – Item 2 PDP220011 | Bloom Filing Three Thursday, December 21, 2023 | Page 2 of 54 Back to Top 1. Project Introduction A. PROJECT DESCRIPTION • In December 2021, the Planning and Zoning Commission approved the Mulberry and Greenfields PUD Master Plan. • This project is the third filing of the approved PUD and is a proposal to develop 360 multi-family dwellings on approximately 16.36-acres of District 2. • The project proposes to develop in two phases. Phase 1 will include buildings 1-11, the clubhouse, LID stormwater facilities, parking, and landscaping. Phase 2 will include buildings 12-15, associated parking, and landscaping. The phasing line can be found on the site plan and is depicted below. The top half of the image is Phase Two and is the northernmost border of the project site (International Boulevard). • The 360 multi-family units are split between 15 three-story buildings with 24-units each. • The developer has committed to providing a minimum of 264-units to be deed restricted affordable, serving households at or below 60% of the Area Median Income. • The site will provide between 200 and 600 kilowatts of rooftop solar. • The site is located between the Barker Construction Property and Aria Way, which is currently under construction. The perimeter street network for this filing will be constructed as part of Bloom Filing One and includes International Boulevard (north), Aria Way (east), Donella Drive (south), and Delozier Drive (west). • The plan proposes two private streets within the project that will align with the streets of Bloom Filing Four to the east. The proposed names for the streets are Angela Avenue and Bode Boulevard and conflict with Bloom Filing Four. It is anticipated that the naming issue will be resolved prior to Final Development Plan approval. 3DFNHWSJ Planning & Zoning Commission – Item 2 PDP220011 | Bloom Filing Three Thursday, December 21, 2023 | Page 3 of 54 Back to Top • At the center of the site is an approximately 1-acre community gathering space that includes a clubhouse, pool, tot lot, and picnic gazebo. Within the southernmost block the plan provides a bark park. • Bloom Filing Three is proposed within the Low Density Mixed-Use Neighborhood and Medium Density Mixed- Use Neighborhood (MMN) zone districts, and Mulberry & Greenfields PUD, District Two Overlay. The proposed land use of Bloom Filing Three is subject to review by the Planning and Zoning Commission. 3DFNHWSJ Planning & Zoning Commission – Item 2 PDP220011 | Bloom Filing Three Thursday, December 21, 2023 | Page 4 of 54 Back to Top B. SITE CHARACTERISTICS 1. Development Status/Background The subject property is currently vacant and accounts for 16.36 acres of the greater 229-acre Mulberry and Greenfields PUD. The property was annexed into the City on February 2, 2021, as part of the Springer-Fisher Annexation No. 1 and 2, and was initially platted as part of Bloom Filing One for infrastructure and is proposed to be replatted as part of this filing to provide additional roadway tracts and other necessary easements. 2. Surrounding Zoning and Land Use North South East West Zoning Low Density Mixed-Use Neighborhood (LMN) District PUD District 1 Employment (E) PUD District 3 Medium Density Mixed Use Neighborhood PUD District 1 Larimer County Land Use Bloom Filing Two, Multi-family Dwellings Vacant. Future commercial phase of Mulberry & Greenfields PUD Bloom Filing Four, 3-4 story multi- family Barker Construction Property Aerial view looking north: Barker Property Filing Four Mosaic Site Filing One & Two Peakview Packet pg. 10 Planning & Zoning Commission – Item 2 PDP220011 | Bloom Filing Three Thursday, December 21, 2023 | Page 5 of 54 Back to Top C. CITY PLAN (2019) The City’s comprehensive plan (City Plan) was updated in 2019. City Plan is organized based on seven outcome areas that form the basis of the City’s Budgeting for Outcomes (BFO) process. Three core values guide the vision for City Plan: livability, community, and sustainability. Each outcome area has a series of statements indicating how the principles and policies of each outcome area align with the core values. Action plans accompany each outcome area to ensure implementation of City Plan. The Bloom Filing Three provides an opportunity to further implement the vision of City Plan representing new “greenfield development” to create a master planned community from the ground up. Relevant Policies: Neighborhood Livability and Social Health Principle LIV 1: Maintain a compact pattern of growth that is well served by public facilities and encourages the efficient use of land. Principle LIV 3: Maintain and enhance our unique character and sense of place as the community grows. Policy LIV 3.3 - GATEWAYS Enhance and accentuate the community’s gateways, including Interstate 25 interchanges and College Avenue, to provide a coordinated and positive community entrance. Gateway design elements may include streetscape design, supportive land uses, building architecture, landscaping, signage, lighting, and public art. Policy LIV 4.1 - NEW NEIGHBORHOODS Encourage creativity in the design and construction of new neighborhoods that: • Provides a unifying and interconnected framework of streets, sidewalks, walkway spines and other public spaces. • Expands housing options, including higher density and mixed-use buildings. • Offers opportunities to age in place. • Improves access to services and amenities; and • Incorporates unique site conditions. Policy LIV 4.2 - COMPATIBILITY OF ADJACENT DEVELOPMENT Ensure that development that occurs in adjacent districts complements and enhances the positive qualities of existing neighborhoods. Principle LIV 5: Create more opportunities for housing choices. Policy LIV 5.1 - HOUSING OPTIONS To enhance community health and livability, encourage a variety of housing types and densities, including mixed-used developments that are well served by public transportation and close to employment centers, shopping, services, and amenities. Policy LIV 5.2 - SUPPLY OF ATTAINABLE HOUSING Encourage public and private sectors to maintain and develop a diverse range of housing options, including housing that is attainable (30% or less of monthly income) to residents earning the median income. Options could include ADUs, duplexes, townhomes, mobile homes, manufactured housing and other “missing middle” housing types. Policy LIV 5.3 - LAND FOR RESIDENTIAL DEVELOPMENT Use density requirements to maximize the use of land for residential development to positively influence housing supply and expand housing choice. Policy LIV 5.4 - LAND SUPPLY FOR AFFORDABLE HOUSING Continue to grow and utilize the Affordable Housing Land Bank Program and other programs to create permanently affordable housing units. 3DFNHWSJ Planning & Zoning Commission – Item 2 PDP220011 | Bloom Filing Three Thursday, December 21, 2023 | Page 6 of 54 Back to Top Culture and Recreation Policy CR 2.1 - RECREATION OPPORTUNITIES Maintain and facilitate the development of a well- balanced system of parks, trails, natural areas, and recreation facilities that provide residents and visitors of all races/ethnicities, incomes, ages, abilities, and backgrounds with a variety of recreational opportunities. Policy CR 2.2 - INTERCONNECTED SYSTEM Support an interconnected regional and local system of parks, trails, and open lands that balances recreation needs with the need to protect wildlife habitat and other environmentally sensitive areas. Economic Health Policy EH 4.1 - TARGETED EMPLOYMENT AND MIXED-USE AREAS Create and maintain plans for targeted employment areas (Downtown, Midtown, Harmony Corridor, I-25 interchange areas and Mulberry Corridor) to support investment, development, and redevelopment in these areas to create new places for employment to grow. Environmental Health Principle ENV 1: Conserve, create and enhance ecosystems and natural spaces within Fort Collins, the GMA, and the region. Policy ENV 1.1 - PUBLICLY CONTROLLED OPEN LANDS Maintain a system of publicly controlled natural areas to maintain the integrity of wildlife habitat and conservation sites, protect corridors between natural areas, conserve outstanding examples of Fort Collins’ diverse natural heritage, and provide a broad range of opportunities for educational, interpretive, and recreational programs to meet community needs. Policy ENV 3.3 - ELECTRIFICATION Support a systems approach to transition from the use of natural gas to renewable electricity in buildings and for transportation. Transportation Principle T 1: Coordinate transportation plans, management, and investments with land use plans and decisions. Policy T 1.2 - LAND USE CONTEXT Consider the land use context for transportation projects by incorporating design that is sensitive to existing and future land uses; considering environmental, scenic, aesthetic, and historic values; and evaluating the potential equity impacts of projects. Policy T 1.5 - DISTRICTS AND ACTIVITY CENTERS Provide a wide array of transportation facilities and services to support development and functioning of activity centers and districts. Principle T 2: Build and maintain high-quality infrastructure that supports all modes of travel. Packet pg. 12 Planning & Zoning Commission – Item 2 PDP220011 | Bloom Filing Three Thursday, December 21, 2023 | Page 7 of 54 Back to Top The City Structure Plan map includes the following land use designations for Bloom Filing Three: Mixed-Use Neighborhoods District Key Characteristics: Provide opportunities for a variety of attached and detached housing options and amenities in a compact neighborhood setting; some neighborhoods also include (or have direct access to) small-scale retail and other supporting services; Neighborhood Centers should serve as focal points within Mixed-Neighborhoods (see Neighborhood Mixed-Use District); Typically located within walking/biking distance of services and amenities, as well as high-frequency transit; and Mixed-Neighborhoods built in a greenfield context should include a mix of housing options (lot size, type, price range, etc.). Bloom Filing Three PDP is the third filing of the build-out of the Mulberry & Greenfields PUD. The PUD provides alignment with City Plan principles and policies by permitting and encouraging a wide variety of residential types and densities within mixed-use districts (this includes considering Filing One, Two, and Four). The PUD Master Plan allows for a gradation of densities from East Mulberry Street that gives way to less intensity as one moves north, towards Vine Drive, and is compatible with the existing developments in the area, such as the adjacent mixed residential community of Mosaic. This PUD Master Plan permits a variety of housing options, updated standards, and strategically increased densities to achieve the goals of providing attainable “missing middle” housing as well as truly affordable housing for the community. The extension of Greenfields Drive to the north will provide connectivity to the north and not only serve this neighborhood, but also the greater community (pending the pending railroad crossing permit). Additional east-west connectivity is provided with the development of Sykes Drive, International Boulevard, and Donella Drive. A network of bicycle and pedestrian facilities is integrated into the PUD including a regional trail segment and both on and off-street connections between developments. The proposed PDP provides the anticipated increase in density and change in housing types as the project nears East Mulberry Road. The base framework set by the PUD is further broken down by the private local street network of Angela Avenue and Bode Boulevard that provides a unifying and interconnected framework of streets, sidewalks, and space between the street and buildings. D. EAST MULBERRY CORRIDOR PLAN (2003) In 2003, City Council adopted the East Mulberry Corridor Plan. The Plan Framework map included five future land use designations: Low Density Mixed-Use Neighborhoods (L-M-N), Medium Density Mixed-Use Neighborhoods (M-M-N), Neighborhood Commercial (N-C), Employment (E), and General Commercial (C-G). Note that an updated East Mulberry Sub-Area Plan was recently approved by the City Council, in December of this year; however, this project was proposed under the prior plan and was reviewed and analyzed in accordance with the polices of that 2003 plan. The Plan offers the following relevant goals or policy guidance: Goal LU-1 Residential neighborhoods will be linked and integrated with supporting neighborhood commercial uses, providing such immediate daily needs as groceries, laundry, day care, clinics, and other retail goods. Goal LU-3 A variety of commercial uses serving residents, businesses and travelers will be located along East Mulberry Street/SH 14 between I-25 and Lemay Avenue. Goal T-4 New additions to the street network will provide increased connectivity between existing and proposed development. Goal H-1 A variety of housing types will be provided to both provide housing close to employment and shopping and to add diversity. Principle EMC.LU – 1 Future residential neighborhoods will be integrated with existing residential subdivisions, and be within proximity to shopping, recreation, and employment destinations. Policy Principle EMC.LU – 1.1 A majority of undeveloped lands north of East Mulberry Street, east of Timberline Road, and west of Cooper Slough, will be designated for new residential neighborhoods. Packet pg. 13 Planning & Zoning Commission – Item 2 PDP220011 | Bloom Filing Three Thursday, December 21, 2023 | Page 8 of 54 Back to Top Principle EMC.LU – 2 The East Mulberry Corridor area will support commercial uses to serve community- wide, neighborhood, and travelers’ needs. Policy EMC.LU – 2.2 A neighborhood commercial center will be located at Greenfields Drive and north of East Mulberry Street to provide neighborhood-oriented services within close proximity to the existing and future residents. Policy EMC.LU – 2.3 Commercial business and travel-related services will be located primarily along the frontage roads of East Mulberry Street. Future development limitations should be assessed for those properties within the floodplains of the Poudre River, Dry Creek, and Cooper Slough. Policy EMC.LU – 3.1 Employment districts will include the development of planned office and business parks that promote quality design and construction of buildings, outdoor spaces, transportation facilities and streetscapes. They should encompass the development of workplaces consistent with the availability of public facilities and services and should continue the vitality and quality of life in adjacent residential neighborhoods. Policy EMC.T – 1.4 Incorporate the existing and proposed bikeway and pedestrian networks, as part of the transportation system, along roadways as well as multi-use trails (off-street) just outside of the natural habitat and features buffers along Cooper Slough, Lake Canal, and other ditches. Policy EMC-LU – 2.2 A neighborhood commercial center will be located at Greenfields Drive and north of SH 14 to provide neighborhood oriented services within close proximity to the existing and future residents. On-street parking should be incorporated along Greenfields Drive and intersecting local streets within the neighborhood commercial center to provide close access and add to the pedestrian oriented street fronts. The 2021 Springer-Fischer annexation provided the zoning consistent with the East Mulberry Corridor Plan land use policy direction. The PUD further implemented relevant policies from the Plan that permits varying types and amounts of density, and variety of housing types providing housing opportunities near to employment and shopping. Bloom Filing Three proposes a single type of multi-family housing that, when viewed from the perspective of the entire plan, provides a unique building unit count, building size, and affordability that distinguishes itself from other filings of the PUD Master Plan. Generally, the road framework, pedestrian network, land use aligns with the aforementioned principles and policies as envisioned by the 2003 East Mulberry Corridor Plan. E. HOUSING STRATEGIC PLAN (2021) As a city policy document, the Housing Strategic Plan is primarily focused on actions that can be taken by the city. However, in one way or another, the PDP directly addresses at least 8 of the 26 prioritized strategies in the Housing Strategic Plan, as noted below: 7. “Remove barriers to the developer of Accessory Development units (ADU)” – District 1 of the PUD includes ADU Units as a permitted use as defined with the proposed modifications. 8. “Extend the City’s affordability term.” – Bloom Filing Three will include rental affordable units and will follow existing standards (20 years) and will be affordable for at least 20 years. The for-sale units that are planned to be dispersed through the PUD master plan area will be affordable for 90 years. 9. “Advance phase one of the Land Use Code Audit with off-cycle appropriation” - The PUD accomplishes much of this line item for the site, including “define additional housing types, create opportunity to increase overall supply, recalibrate incentives for affordability housing production, and simplify development processes”. 15. “Explore/address financing and other barriers to missing middle and innovative housing development.” - This is further described as, “…consider partnerships with developers and partners to address barriers and build support for diverse, innovative, and efficient housing options…” The overall PUD and this related component accomplish this objective with a proposed reduction in lot size, reduction Packet pg. 14 Planning & Zoning Commission – Item 2 PDP220011 | Bloom Filing Three Thursday, December 21, 2023 | Page 9 of 54 Back to Top in setbacks, new home types, changes to parking requirements, simplified review process, and other items. 16. “Remove barriers to allowed densities through code revisions.” - Bloom Filing Three PDP is consistent with the approved PUD that increases the density throughout Bloom, but to achieve higher density. The PUD also entails modifying development standards (e.g., height, setbacks, parking, etc.) to be able to achieve this goal. The PDP proposal is consistent with these elements. 17. “Consider affordable housing requirements as a part of the community benefit options for metro districts.” - Bloom has a Public Benefits Agreement (PBA) and the applicant’s compliance with it has been shown in the PBA compliance document, that includes an affordable housing requirement. In short, the PUD is necessary to achieve the benefits agreed to in the PBA. 18. “Increased awareness opportunities for creative collaboration across water districts and other regional partners around the challenges with water costs and housing.” - The Bloom team is working with utility providers to accommodate smaller lots, including working to discuss fee modifications so that smaller units have lower tap fees. Additionally, the team has worked to ensure that ADUs on the same lot as a primary residence do not have to pay separate tap fees. Bloom is working with dry utility providers as well to make sure that all utilities can be provided as density increases. F. TRANSPORTATION MASTER PLAN The Transportation Master Plan establishes a vision and suite of policies to achieve build out of the Master Street Plan. City Plan contains the Transportation Master Plan within the body of the document rather than it being a separate document. Pages 158-217 of City Plan discuss the Transportation Master Plan. In addition to the referenced transportation policies above, the PDP is consistent with the Master Street Plan with no proposed amendments to the primary street network or intersection design. G. PARKS AND RECREATION POLICY PLAN The Park Planning & Development Department uses the Parks and Recreation Policy Plan as their guiding document for the buildout of the Fort Collins parks and recreation system. The purpose of the adopted Parks and Recreation Policy Plan is to assess the park and recreation needs of the Fort Collins community, evaluate the City’s current services, and provide clear and implementable recommendations to deliver the level of service needed to meet the community’s changing needs. The vision of this plan states: Fort Collins’ parks, trails, and recreation facilities give quality of life and beauty to our city. These essential assets connect people to place, self, and others. Fort Collins’ residents’ treasure and care for this legacy and will build on the past to provide for future generations. The PDP is consistent with the Plan with regard to the integration of private parks and recreation facilities to serve the neighborhoods. A future public neighborhood park will be located in Filing One which is north of this project. H. NATURE IN THE CITY The Nature in the City Strategic Plan was adopted unanimously by City Council in March 2015. The plan provides the vision, goals and policies ensuring that access to nature remains a defining community attribute as infill and redevelopment continues to urbanize Fort Collins. The plan vision is "a connected open space network accessible to the entire community that provides a variety of experiences and functional habitat for people, plants and wildlife." The three plan goals are: 1) Easy Access to Nature: Ensure every resident is within a 10-minute walk to nature from their home or workplace. 2) High Quality Natural Spaces: Conserve, create and enhance natural spaces to provide diverse social and ecological opportunities. 3) Land Stewardship: Shift the landscape aesthetic to more diverse forms that support healthy environments for people and wildlife. The proposed project directly supports the following plan policies: • Increase connectivity for plant and wildlife species (C1). 3DFNHWSJ Planning & Zoning Commission – Item 2 PDP220011 | Bloom Filing Three Thursday, December 21, 2023 | Page 10 of 54 Back to Top • Increase connectivity for residents (C2). • Support and protect the multiple values of the City’s ditch system (LU6). • Encourage natural drainages to be re-created (LU9). • Provide quiet spaces in the city to escape from the urban environment (CP5). The PUD and Bloom Filing One have master planned the site design elements that further Nature in the City goals and policies by preserving and protecting the Lake Canal corridor that includes an existing wildlife corridor and groves of trees as an amenity; preserving existing wetlands and buffering existing onsite natural features; and creating/restoring/ enhancing open space areas within the Cooper Slough drainage corridor. Bloom Filing Three will provide pollinator landscaping and general conformance with the overall vision of the master plan. Based on staff’s analysis, staff finds Bloom Filing Three conforms with the policies of City Plan, East Mulberry Corridor Plan, Housing Strategic Plan, Transportation Master Plan, Parks and Recreation Policy Plan, and Nature in the City, and that the development meets the requirements of Land Use Code Section 1.2.2(A). 2. Public Outreach A. NEIGHBORHOOD MEETING A neighborhood meeting was held for this project on March 2, 2022. A recording of the meeting can be found by visiting, https://www.youtube.com/watch?v=FOjw5d0z29c. Public comments from the meeting included: • Concerns over the compatibility of three story buildings with existing two story buildings of the neighborhood. • That the project is high density and will not be adequately served by public transit or alternative modes of transportation. • Questions about the height of the building along International. B. PUBLIC COMMENT Comments received after the hearing notice will be forwarded to the Planning and Zoning Commission. 3DFNHWSJ Planning & Zoning Commission – Item 2 PDP220011 | Bloom Filing Three Thursday, December 21, 2023 | Page 11 of 54 Back to Top 3. Article 2 – Applicable Standards A. PROJECT DEVELOPMENT PLAN PROCEDURAL OVERVIEW 1. Conceptual Design Review – CDR210069 A conceptual design review meeting was held on September 15, 2022. 2. Neighborhood Meeting Pursuant to the approved PUD Master Plan, a neighborhood meeting is required for Planning and Zoning Commission (Type 2) projects. A hybrid (in-person and online) neighborhood meeting was held on March 2, 2022. Notes are attached. 3. First Submittal – PDP220011 The first submittal of this project was completed on August 31, 2022. 4. Notice (Posted, Written and Published) Posted Notice: August 05, 2020, Sign # 549 – Covers all Bloom filings. Published Hearing Notice: December 10, 2023. Packet pg. 17 Planning & Zoning Commission – Item 2 PDP220011 | Bloom Filing Three Thursday, December 21, 2023 | Page 12 of 54 Back to Top B. DIVISION 2.8 – MODIFICATION OF STANDARDS The applicant requests two modifications of standards, as described in detail below. The Land Use Code is adopted with the recognition that there will be instances where a project would support the implementation of City Plan, but due to unique and unforeseen circumstances would not meet a specific standard of the Land Use Code as stated. Accordingly, code standards include provisions for modifications. The modification process and criteria in Land Use Code Division 2.8.2(H) provide for evaluation of these instances on a case-by-case basis, as follows: Land Use Code Modification Criteria: “The decision maker may grant a modification of standards only if it finds that the granting of the modification would not be detrimental to the public good, and that: (1) the plan as submitted will promote the general purpose of the standard for which the modification is requested equally well or better than would a plan which complies with the standard for which a modification is requested; or (2) the granting of a modification from the strict application of any standard would, without impairing the intent and purpose of this Land Use Code, substantially alleviate an existing, defined and described problem of city- wide concern or would result in a substantial benefit to the city by reason of the fact that the proposed project would substantially address an important community need specifically and expressly defined and described in the city's Comprehensive Plan or in an adopted policy, ordinance or resolution of the City Council, and the strict application of such a standard would render the project practically infeasible; or (3) by reason of exceptional physical conditions or other extraordinary and exceptional situations, unique to such property, including, but not limited to, physical conditions such as exceptional narrowness, shallowness or topography, or physical conditions which hinder the owner's ability to install a solar energy system, the strict application of the standard sought to be modified would result in unusual and exceptional practical difficulties, or exceptional or undue hardship upon the owner of such property, provided that such difficulties or hardship are not caused by the act or omission of the applicant; or (4) the plan as submitted will not diverge from the standards of the Land Use Code that are authorized by this Division to be modified except in a nominal, inconsequential way when considered from the perspective of the entire development plan and will continue to advance the purposes of the Land Use Code as contained in Section 1.2.2. Any finding made under subparagraph (1), (2), (3) or (4) above shall be supported by specific findings showing how the plan, as submitted, meets the requirements and criteria of said subparagraph (1), (2), (3) or (4). Packet pg. 18 Planning & Zoning Commission – Item 2 PDP220011 | Bloom Filing Three Thursday, December 21, 2023 | Page 13 of 54 Back to Top 1. Modification #1: 3.2.2(K)(1)(a) – Attached Dwellings Standard 3.2.2(K)(1)(a) requires the following number of parking spaces for multi-family dwellings: Number of Bedrooms/Dwelling Unit Parking Spaces Per Dwelling Unit Number of Bedrooms/Dwelling Unit One or less 1.5 One or less Two 1.75 Two Three 2.0 Three Four and above 3.0 Four and above Overview Based on the proposed unit count and bedroom composition, Bloom Filing Three would be required to provide a total of 615 parking spaces for the site. Currently, the plan provides 594 parking spaces which are distributed between on-street parking and off-street parking areas. The project provides garages that will provide parking for 60 additional vehicles; however, per land use code standards, external garages are not counted towards the minimum parking requirements since they will be rented separately from the units. Summary of Applicant’s Justification The applicant’s modification request is attached. The request is based on assertions that the modification to the parking standard would be ‘nominal and inconsequential’ and the project would ‘alleviate a defined community need’. The applicant contends the following: • The development proposal proposes a reduction of parking of only 21 spaces, or 3.5%. • The development has 60 garage spaces which do not count towards the minimum parking requirements as they are rented separately. However, if they were counted, we would have 39 more spaces than is required. • The city is considering reducing the parking requirements city wide in the next land use code revision. • As currently designed, the proposed average ratio of 1.65 spaces per unit falls in line with the hundreds of Pedcor Investments projects around the country that are already in service. • The project is providing 264 units of affordable housing and would substantially address an important community need as defined by the Housing Strategic Plan and City’s Comprehensive Plan. 3DFNHWSJ Planning & Zoning Commission – Item 2 PDP220011 | Bloom Filing Three Thursday, December 21, 2023 | Page 14 of 54 Back to Top Staff Findings Staff finds that the granting of the modification would not be detrimental to the public good and that the plan satisfies criterion (2) ‘alleviate a defined community need’ and (4) ‘nominal & inconsequential’ under Section 2.8.2(H) which governs modification requests. Detriment to the public good. Staff finds the following: • The reduction provides a quantity of parking spaces that exceeds the ITE Parking Generation Manual average estimated demand for parking. • The development provides a multi-modal street framework that is segmented into smaller more traditional block sizes that make it easier for people to walk or bike. • Any parking spill-over would likely be contained within the master planned community and would not have an impact to existing residents. Criterion (4) – ‘Nominal and inconsequential’. Staff finds the following: • The proposed parking for the development falls within the percentile range recommended by the ITE Parking Generation Manual. The ITE Parking Generation Manual is a document that provides guidance on how to estimate the parking demand for various land uses. It contains data collected from hundreds of studies across North America, covering different types of developments, locations, and time periods. The manual helps planners, engineers, developers, and policymakers to design parking facilities that are appropriate for the specific context and needs of each project. Staff has analyzed this project in comparison to the Parking Generation Manual and found that exceeds the highest percentile demand anticipated for the project. ITE Parking Demand Summary – Weekday Land Use LUC Units Weekday Demand Rate (Parking Demand/Dwelling Unit 33rd % Average 85th % Multifamily housing (Mid-Rise) 360 1.13 1.31 1.47 Weekday Parking Demand (Total Spaces) 407 472 530 3DFNHWSJ Planning & Zoning Commission – Item 2 PDP220011 | Bloom Filing Three Thursday, December 21, 2023 | Page 15 of 54 Back to Top ITE Parking Demand Summary – Saturday Land Use LUC Units Saturday Demand Rate (Parking Demand/Dwelling Unit 33rd % Average 85th % Multifamily housing (Mid-Rise) 360 0.94 1.22 1.33 Weekday Parking Demand (Total Spaces) 339 440 479 • At City Council’s October 17, 2023, Regular Meeting, City Council adopted Land Use Code changes that will go into effect on January 1, 2024, which reduces the required parking for multi-family housing types. The approved updates would reduce parking standards for multi-unit developments from 1.5 to 1 for 1-bedroom units and from 1.75 to 1.5 for two-bedroom units. It should be noted that a referendum petition to repeal the code changes has been filed with the City Clerk and if sufficient signatures are verified, Council will likely take action that would reverse these changes from going into effect on December 19. • Under this alternative parking ratio the development would be required to provide a minimum of 450 parking spaces, excluding garages (60) and on street parking (54), the plan provides 540 off-street parking spaces. 2. Modification # 2: PUD Standard F.3. – Variation Among Buildings Standard F.3. – Variation Among Buildings. For any development containing at least three (3) and not more than (5) buildings (excluding clubhouses/leasing offices), there shall be at least two (2) distinctly different building designs. For any such development containing more than five (5) buildings (excluding clubhouses/leasing offices), there shall be at least three (3) distinctly different building designs. For all developments, there shall be no similar buildings placed next to each other along a street, street-like private drive or major walkway spine. Building designs shall be considered similar unless they vary significantly in footprint size and shape or building elevations, including significantly modifying the architectural style of the buildings (e.g., prairie, craftsman, etc.) or other elements, possibly including but not limited to modifying the roofline, materials, or color blocking. Building designs shall be further distinguished by including unique architectural elevations and unique entrance features within a coordinated overall theme of roof forms, massing proportions and other characteristics. Such variation among buildings shall not consist solely of different combinations of the same building features. Overview This is a PUD standard that calls for “at least three distinctly different building designs”. This modification request is to allow for all buildings within the development plan to be of similar architecture as depicted below. 3DFNHWSJ Planning & Zoning Commission – Item 2 PDP220011 | Bloom Filing Three Thursday, December 21, 2023 | Page 16 of 54 Back to Top Packet pg. 22 Planning & Zoning Commission – Item 2 PDP220011 | Bloom Filing Three Thursday, December 21, 2023 | Page 17 of 54 Back to Top Summary of Applicant’s Justification The applicant’s modification request is attached. The request is based on Criterion 1 - ‘equal to or better’, Criterion 2 - ‘alleviating a defined community need’, and ‘nominal and inconsequential’. The applicant contends the following: • The building footprint variations and the color scheme variations will provide the necessary building diversity. • The development proposal proposes a large amount of solar which is a community goal of reducing greenhouse emissions. This required us to simplify roof forms in order to maximize the amount of solar panels on the roofs. • In order to build an affordable housing community that meets families at or below 60% of the area median income (AMI), granting this modification would allow more efficient construction of the units to meet this income level on this site. • The requested variation among buildings modification only slightly varies from the requirement by providing a variety of buildings shapes and color variation, while using similar building materials on each building type. Staff Findings Detriment to the public good. Staff finds the following: The purpose of the standard is to promote a variety in building form and visual interest of new development. Staff finds that the project is not detrimental to the public good by: • Providing an overall design that aims to create a visually appealing and varied facade with architectural features that add depth and contrast. The proposed use of brick is a high-quality material that covers a significant portion of the building and provides enhanced details such as sills, lentils, changes in coursing, and banding. • Alleviating a defined community need by providing 264 units of affordable housing to households earning 60% Area Median Income (AMI) which is identified as the AMI percentile with the greatest amount of unit shortage in the community. These aspects provide an enhanced level of urban design and consistency with the vision and objectives of the city's comprehensive plan and housing strategic plan. Criterion (1), ‘equal-to or better-than’. Staff finds the following: With acknowledgement that the project will provide roof mounted solar which requires a simplified roof form, the plan meets modification criterion 2.8.2(H)(2) by: • Providing a design that creates a significant level of ground and second floor visual interest through architectural elements such as brackets, overhangs, window and door muntins, projections, recesses, changes in color, and ground floor patios. • Providing high quality brick that spans from grade to the top of the second floor and sometimes in- between based on the building type. In all building types, brick is used in a way to create depth and visual interest through the incorporation of sills, lentils, changes in brick coursing, and banding. • Being part of a larger master planned community the project is juxtaposed with filings that vary significantly in architectural design. 3DFNHWSJ Planning & Zoning Commission – Item 2 PDP220011 | Bloom Filing Three Thursday, December 21, 2023 | Page 18 of 54 Back to Top Criterion (2), ‘alleviate a defined community need’. Staff finds the following: The project meets 2.8.2(H)(2) by providing 264 units of deed restricted affordable housing. Additionally, the units will serve households at a 60% Area Median Income which is identified in the 2021 Housing Strategic Plan as the AMI range with the greatest unit shortage. Staff also finds that a substantially similar design between all buildings allows for economies of scale, reducing design, engineering, and potentially labor costs through standardized construction processes. With three unique designs, these cost benefits would be lost, likely rendering the project infeasible. 4. Land Use Code Article 3 A. DIVISION 3.2 - SITE PLANNING AND DESIGN STANDARDS Applicable Code Standard Summary of Code Requirement and Analysis Staff Findings 3.2.1 – Landscaping and Tree Protection The standards in this Section require a development plan to demonstrate a whole approach to landscaping that enhances the appearance and function of the neighborhood, streetscapes, walkways, other outdoor spaces, and buildings. The main plan components are: • Full tree stocking of site (188 deciduous, 45 evergreen, and 66 ornamental trees). • Shrub beds around the perimeter of each building. • Pollinator nodes that are part of the major pollinator corridor along Aria Way and minor pollinator corridor along International Boulevard. (see image below). • Street trees in adequate quantities and locations along all street frontages. Complies 3DFNHWSJ Planning & Zoning Commission – Item 2 PDP220011 | Bloom Filing Three Thursday, December 21, 2023 | Page 19 of 54 Back to Top 3.2.1 (D) (2) – Street Trees Wherever the sidewalk is separated from the street by a parkway, canopy shade trees must be planted at thirty-foot to forty-foot spacing (averaged along the entire front and sides of the block face) in the center of all such parkway areas. Such street trees shall be placed at least eight (8) feet away from the edges of driveways and alleys. In compliance with the requirements of this section the plan provides adequate number of street trees along Aria Way, International Boulevard, Delozier, Donella Drive, Angela Avenue, Bode Boulevard. Complies 3.2.1(D)(3) Minimum Species Diversity The intent of this standard is to avoid extensive monocultures and prevent uniform insect and disease susceptibility on a development site, based on the number of trees on the site. In compliance with the standard, the plan provides 23 tree species with no one species exceeding the maximum allowable diversity mix of 15% or 55 trees of one species. A diversity mix percentage can be found on page L02 of the landscape plan. Complies 3.2.1(F) – Tree Mitigation This Section requires that developments retain significant existing trees to the extent reasonably feasible. • The City Forester has determined that there are no significant existing trees on site. N/A 3DFNHWSJ Planning & Zoning Commission – Item 2 PDP220011 | Bloom Filing Three Thursday, December 21, 2023 | Page 20 of 54 Back to Top 3.2.2 (A)(B)(C) – Access, Circulation and Parking This Section requires that development projects accommodate the movement of vehicles, bicycles, and pedestrians safely and conveniently, both within the development and to and from surrounding areas, safely and conveniently and contribute to the attractiveness of the neighborhood. Sidewalk or bikeway extensions off-site may be required based on needs created by the proposed development. • The framework of the proposed plan is an interconnected network of streets and blocks which provides for all the access and circulation needs for this development. The street framework is consistent with the standards of Mulberry and Greenfields PUD which local street intersections at a maximum of 660 feet and block sizes not to exceed 9-acres in size. • The pedestrian and bicycle network will be a combination of public and private sidewalks, walkways, trails, and on-street shared bike lanes which consist of: o Parkway Corridor along Aria, which was approved as part of the PUD, is a publicly accessible private trail within an18’ tract behind the Aria ROW. The concrete walk is required to be a meandering 6’ wide. o Multiple walkway spaces around the perimeter of the site that lead to building entries, clubhouse, or other places of interest within the site. o 5 foot detached sidewalks along the private streets. o A network of on-street shared bikeways. Complies 3.2.2 (C)(4) – Bicycle Parking This standard requires a minimum number of bicycle parking spaces for multi- family development, which requires 1 space for every bedroom of which 60% must be enclosed and 40% on fixed racks. The project proposes 660 bedrooms and requires 660 bicycle parking spaces. Provided Required Enclosed 444 396 Fixed 216 264 Total 660 660 The plan provides adequate Enclosed Bicycle and Fixed Bicycle Racks in compliance with the standards of this section and are depicted as ‘bike parking areas’ on the site plan. These locations are spread out through the site near side, rear, and fronts of buildings and are often located within garage structures. Locations of fixed racks will be spread across the site in convenient locations within amenity areas and near main entrances of buildings. Complies 3.2.2(K)(1)(a) – Required Number of Off-Street Parking Spaces This standard requires parking based on the number of bedrooms per dwelling unit found in the table below. # of BR / Dwelling Unit Parking Spaces Per DU 1 or less 1.5 Two 1.75 Three 2.0 Modificati on Request 3DFNHWSJ Planning & Zoning Commission – Item 2 PDP220011 | Bloom Filing Three Thursday, December 21, 2023 | Page 21 of 54 Back to Top Four 3.0 The project proposes a variety of parking locations on the site which include tuck-under, on-street, and surface parking. Combined, the plan provides the following: # of BR / Dwelling Unit Units Required Parking Provided 1 or less 120 180 Two 180 315 Three 60 120 Total 615 594 Because the proposal does not meet minimum parking requirements, a modification of standard has been requested. Explanation and analysis of this modification can be found earlier in this report. 3.2.4 – Site Lighting The purpose of this Section is to ensure adequate exterior lighting for the safety, security, enjoyment, and function of the proposed land use; conserve energy and resources; reduce light trespass, glare, artificial night glow, and obtrusive light; protect the local natural ecosystem from damaging effects of artificial lighting; and encourage quality lighting design and fixtures. In compliance with the standards of this Section, the lighting plan features fully shieled down directional fixtures that are 3,000 kelvin or less and do not exceed backlight, uplight, or glare limits of the LC1 lighting district. Complies 3.2.5 – Trash and Recycling Enclosures The purpose of this standard is to ensure the provision of areas, compatible with surrounding land uses, for the collection, separation, storage, loading and pickup of trash, waste cooking oil, compostable and recyclable materials. This standard is supplemented by the Enclosure Design Considerations and Guidance Document issued by the Director and available from the Planning Department. The PDP provides trash enclosures with the following characteristics: • There are 8 enclosures distributed throughout the site. • Enclosures are constructed of a brick and cast stone wall cap. • The facility features a double door steel frame swing gate that is 14.5’ wide (10’ required) which is set forward from the enclosure 5 feet to allow for unobstructed access for residents. • Each enclosure can accommodate a 50/50 split of trash and recycling. • Where enclosures face a street, the project provides additional landscaping to help screen the structure from public view. Complies 3DFNHWSJ Planning & Zoning Commission – Item 2 PDP220011 | Bloom Filing Three Thursday, December 21, 2023 | Page 22 of 54 Back to Top B. DIVISION 3.3 – ENGINEERING STANDARDS Applicable Code Standard Summary of Code Requirement and Analysis Staff Findings 3.3.1(C) – Public Sites, Reservations and Dedications This Section requires the applicant dedicate rights-of-way for public streets, drainage easements and utility easements as needed to serve the area being developed. In cases where any part of an existing street is abutting or within the property being developed, the applicant must dedicate such additional rights-of-way as may be necessary to increase such rights-of-way to the minimum width required by Larimer County Urban Area Street Standards and the City of Fort Collins Land Use Code. Engineering and planning staff has reviewed and confirmed the proposed plan meets all necessary reservation and dedication requirements of Larimer County Urban Area Street Standards and other applicable codes. Perimeter infrastructure will be constructed with Bloom Filing One and has been coordinated to align with the proposed development. Internal infrastructure has been detailed and assigned drainage, utility, and access easements by the plat. Complies C. DIVISION 3.4 – NATURAL RESOURCES STANDARDS The purpose of this Section is to ensure that when property is developed consistent with its zoning designation, the way in which the proposed physical elements of the development plan are designed and arranged on the site will protect any natural habitats and features both on the site and in the vicinity of the site. Applicable Code Standard Summary of Code Requirement and Analysis Staff Findings 3.4.1 (C), (D), and (E) – Natural Habitats This Section applies if any portion of the development site is within five hundred (500) feet of an area or feature identified as a natural habitat or feature on the City's Natural Habitats and Features Inventory Map, or if any portion of the development site contains natural habitats or features that have significant ecological value, and such natural habitats or features are discovered during site evaluation and/or reconnaissance associated with the development review process. This project has been evaluated by Environmental Planning Staff and is not within 500 feet of the Cooper Slough or other identified natural habitats or features, therefore, the standards of this Section do not apply. N/A Packet pg. 28 Planning & Zoning Commission – Item 2 PDP220011 | Bloom Filing Three Thursday, December 21, 2023 | Page 23 of 54 Back to Top DIVISION 3.5 – BUILDING STANDARDS Applicable Code Standard Summary of Code Requirement and Analysis Staff Findings 3.5.1– Building Project and Compatibility (A)(B) The purpose of this Section (all standards in 3.5.1) is to ensure that new developments in or adjacent to existing developed areas are compatible, when considered within the context of the surrounding area, by using a design that is complimentary. They should be read in conjunction with the more specific building standards contained in the zone district standards contained in Article 4. Since this development is part of the PUD master plan, the building design has been carefully considered and coordinated between Filing Two and Four. Greater analysis is provided under the PUD Standards in a later section of this report. Complies 3.5.1(C) - Building Size, Height, Bulk, Mass and Scale This standard requires that buildings must be either similar in size and height or, if larger, must be divided into sections that are proportional to the mass and scale of other buildings on the same block face, adjacent to the subject property, opposing block face, or cater-corner block face. The project demonstrates compatibility with the surrounding development in several ways. First, the project provides a gradual transition from the 2-story buildings in Bloom Filing Two to the 3-story buildings that are proposed in this project, with a distance of about 120 feet between them that helps act as a transition space between the buildings. The site plan view below demonstrates how the two projects will face one another across International Boulevard. Complies 3.4.3 – Water Quality This standard requires that projects be designed so that precipitation runoff flowing from the site is treated in accordance with the criteria set forth in the Stormwater Criteria Manual. The proposed project will meet the City’s stormwater drainage criteria with no variances, described as follows: The plans will send the runoff from the site to a rain garden and three ponds that will treat and store the water before releasing it downstream to eventually reach the Poudre River. Complies Packet pg. 29 Planning & Zoning Commission – Item 2 PDP220011 | Bloom Filing Three Thursday, December 21, 2023 | Page 24 of 54 Back to Top 3.5.1(D) - Privacy Considerations The purpose of this standard is to maximize privacy of the project’s residents while minimizing any disturbance to the privacy of neighboring land uses. The standard also requires projects to create opportunities for social interactions among neighbors without compromising their privacy or security. The figure below is a visual representation of how the development plan should be arranged to achieve these objectives. In compliance with this standard, all buildings with direct relationship to a street will provide ground-floor patios that are approximately 9x9 in size The patios are designed to protrude from the building's façade and create enough room for a table and chairs where residents can socialize with neighbors who might be passing by on the street sidewalk. Further, each patio features landscaping between the pad and sidewalk which acts as semi-private front yard for the unit. Complies 3.5.1 (E) – Building Materials The standards of this Section require that building materials should either match those used in the neighborhood or, if different materials are proposed, other characteristics such as scale, form, architectural detailing, color, and texture should be used to ensure compatibility. Building materials should not create excessive glare, and if highly reflective materials are proposed, their potential for glare will be evaluated. Mirror glass with a reflectivity or opacity greater than 60% is prohibited. Clear glass is required for commercial storefront display windows and doors. Windows should be individually defined with detail elements such as frames, sills, and lintels, and placed to establish human scale and proportion. Complies Packet pg. 30 Planning & Zoning Commission – Item 2 PDP220011 | Bloom Filing Three Thursday, December 21, 2023 | Page 25 of 54 Back to Top The project provides a variety of materials that are used in all other filings of the Mulberry & Greenfields PUD. Materiality includes vertical cementitious siding, cementitious lap siding, and brick. Building materials are neutral and non-reflective. Ground-floor and some second story windows are individually detailed with sills and lentils. Division 3.5.2 – Residential Building Standards Division 3.5.2 – Residential Building Standards have been replaced by the Mulberry & Greenfields PUD Master Plan. N/A D. DIVISION 3.6 - TRANSPORTATION AND CIRCULATION This Section is intended to ensure that the transportation system is in conformance with adopted transportation plans and policies established by the City. Applicable Code Standard Summary of Code Requirement and Analysis Staff Findings 3.6.1 – Master Street Plan This criterion requires all development projects to conform to the Master Street Plan. The Master Street Plan does not address streets below the collector classification. The following streets are included on the Master Street Plan and are proposed to be built with Bloom Filing One: • International Boulevard – this street segment is between Greenfields Drive and Delozier Drive and is a 2-lane arterial street and acts as the northern boundary of Filing Three. • Delozier Drive - this street located along the south side of Bloom Filing Three is a collector street. Complies 3.6.2 – Streets, Streetscapes, Alleys, and Easements This Section requires transportation network improvements for public health, safety, and welfare, with requirements in accordance with the Larimer County Urban Area Street Standards and requires necessary easements for utilities and access. It specifically requires plans to clearly identify construction and maintenance responsibilities for the proposed infrastructure. All responsibilities and costs for the operation, maintenance and reconstruction of private streets, and private drives shall be borne by the property owners. The City shall have no obligation to operate, maintain or reconstruct such private streets private drives nor shall the City have any obligation to accept such private streets, street-like private drives and private drives. Final Plans will be accompanied by a Development Agreement that defines all responsibilities for the street network including owner responsibilities for the private street network in perpetuity. The plat contains additional notes outlining relevant responsibilities. All adjacent roadway networks have been platted as part of Bloom Filing One. This project will construct and maintain a private street system within the site that are contained within tracts as required. Complies 3.6.3 – Street Pattern and Connectivity Division 3.6.3 – Street Pattern and Connectivity Standards have been replaced by the Mulberry & Greenfields PUD Master Plan. N/A 3DFNHWSJ Planning & Zoning Commission – Item 2 PDP220011 | Bloom Filing Three Thursday, December 21, 2023 | Page 26 of 54 Back to Top 3.6.4 – Transportatio n Level of Service Requirements This standard requires that the transportation needs of a proposed development can be safely accommodated by the existing transportation system, or includes appropriate mitigation of impacts, for all travel modes. A traffic memo was submitted to supplement the Master Transportation Impact Study (TIS) dated January 17, 2022. The memo includes a comparison of the MTIS, what has been approved with previous Filings, inclusion of additional background information, a discussion of the parking needs and assessment of the proposed Filing Three plan. The City Traffic Engineer has reviewed the report and finds the proposed developments transportation network to be adequate to serve the proposed development. Complies 3.6.6 – Emergency Access This Section requires adequate access for emergency vehicles and persons rendering fire protection and emergency services. Poudre Fire Authority (PFA) staff has reviewed and found the proposal to be in compliance with all relevant fire standards. Attached to the packet is a turning exhibit and plat with easement dedications for emergency access. It should also be noted that Building 8 could not be faced toward Angela Avenue due to Aerial Apparatus requirements of PFA. Complies E. DIVISION 3.7 - COMPACT URBAN GROWTH Applicable Code Standard Summary of Code Requirement and Analysis Staff Findings 3.7.3 – Adequate Public Facilities The purpose of the adequate public facilities (APF) management system is to establish an ongoing mechanism that ensures that public facilities and services needed to support development are available concurrently with the impacts of such development. This section requires that any approval of a development be conditioned on the provision of all services necessary to serve the new development at time of building permit. This includes transportation, water, wastewater, storm drainage, fire and emergency services, electrical power and any other public facilities and services as required. • The project is within the City of Fort Collins Light and Power, and Stormwater Utility Districts. • The project is located within ELCO Water District, and the Boxelder Sanitation District who both have the ability to serve the site. • The Poudre Fire Authority has commented on the project and has found that the existing and proposed infrastructure can serve the proposed project. • Additional off-site improvements and payments will be provided as part of the Metro District and master plan area. Complies 3DFNHWSJ Planning & Zoning Commission – Item 2 PDP220011 | Bloom Filing Three Thursday, December 21, 2023 | Page 27 of 54 Back to Top 5. Mulberry & Greenfields PUD A. DISTRICT STANDARDS (REPLACES 4.6 – MMN) There are five (5) Districts within Mulberry & Greenfields - PUD Master Plan where each District has assigned District Standards. The standards within this Mulberry & Greenfields - PUD Master Plan are intended to guide future development applications and outline the permitted zoning, land uses, and development standards within the PUD boundary. In the instances where there is a conflict between this PUD Master Plan document and the Fort Collins Land Use Code this Mulberry & Greenfields PUD Master Plan prevail. Where this document falls silent Fort Collins Land Use Code shall apply. The PUD District 2 is approximately 52-acres in size and includes a triangular shaped property northeast of the Greenfields and International intersection and two rectangular tracts spanning between International Boulevard and Donella Drive. District 2 is intended to be a setting for low & medium density residential. An important pedestrian circulation concept along Aria Way bisects a portion of District 2 and acts as the eastern edge of Bloom Filing Three. Bloom Filing Three proposes to build approximately 16.4 acres of PUD District 2 in the area depicted below. These standards, as well as those found on the Development Standards Table, Land Use Table, and Supplemental Development Standards within this Mulberry & Greenfields PUD Master Plan, replace Division 4.5 – Low Density Mixed-Use Neighborhood and Division 4.6 – Medium Density Mixed-Use Neighborhood District (MMN), as applicable. NO R T H Packet pg. 33 Planning & Zoning Commission – Item 2 PDP220011 | Bloom Filing Three Thursday, December 21, 2023 | Page 28 of 54 Back to Top Applicable PUD Standard Summary of PUD Requirement and Analysis Staff Findings A. Permitted Uses The District 2 Land Use Table requires that all projects that propose multi-family dwellings with greater than 12-units be subject to review and decision by the Planning and Zoning Commission. Complies B.1 - Density Standard: Permitted density within District 2 is a minimum average of 4 dwelling units per net acre and no maximum density. Staff Analysis: The plan provides a net density of 22 du/ac. The proposed density complies with the standards of this section. Complies B-2 Mix of Housing Standard: Standards specifies a minimum mix of four (4) housing types within District 2. Staff Analysis: District Two contains the following filings: Bloom Filing Three • Multi-family dwellings containing more than 20 units per building. (15 buildings) Bloom Filing Four (previously approved by the Planning & Zoning Commission) • Multi-family dwellings containing 5 to 8 units per building. (1-building) • Multi-family dwellings containing 9 to 12 units per building. (1- building) • Multi-family dwellings containing more than 20 units per building (9- buildings) Between the two projects currently in the development review process, there are three proposed housing types that occupy 32.5-acres of District 2. The remaining balance of District 2, approximately 18.7-acres, will be utilized to provide the fourth housing type as required by the standard. Staff expects fulfillment of this requirement under a future development application. Complies B-3 Neighborhoo d Centers Standard: Access to Neighborhood Center. The uses proposed within District 3 of the Mulberry & Greenfields PUD shall meet the requirements and standard for providing a Neighborhood Center to this entire community. Staff Analysis: Access to a Neighborhood Center will be constructed with Bloom Filing One. This project contains the “Primary Pedestrian Parkway” along its eastern edge which is intended to provide direct connection into the Neighborhood Center that will be part of a future phase of development. N/A B-4 – Facing Uses Standard: To the extent reasonably feasible, land use boundaries in neighborhoods shall occur at mid-block locations rather than at streets, so that similar buildings face each other. Staff Analysis: Complies 3DFNHWSJ Planning & Zoning Commission – Item 2 PDP220011 | Bloom Filing Three Thursday, December 21, 2023 | Page 29 of 54 Back to Top The land use boundary between District One and District Two breaks at the centerline of International Boulevard. The district boundary was set by the PUD which envisioned an increasing density, bulk, mass and scale as development moves closer to the commercial core and E Mulberry Street. In this case, the opposing street face contains three two-story condominiums which are approximately 29 feet in height. Juxtaposed to Filing Two is Filing Three which proposes a 3-story, 39 foot building. The increase in height is nominal and offers a transition to greater density of Filing Three. For the southernmost portion of the site the 3-story multi-family buildings will be adjacent to the commercial core of the PUD. It is not clear what the future context will be for the commercial core, however, the building design and street relationship was considered as part of this plan. In summary, the proposed arrangement of buildings, increase in building height, mass, and scale as you move south across International Boulevard provides a transition consistent with the vision set by the PUD. Packet pg. 35 Planning & Zoning Commission – Item 2 PDP220011 | Bloom Filing Three Thursday, December 21, 2023 | Page 30 of 54 Back to Top B-5 – Neighborhoo d Park Standard: District 1 will include a privately owned park that is a minimum 5 acres that will serve the entire Mulberry & Greenfields PUD Master Plan area. This park shall meet the following criteria: a. Location: Will be located as shown on the Mulberry & Greenfields PUD Master Plan, generally located at the intersection of Greenfields Drive and Sykes Drive. b. Accessibility: All parts of such parks shall be safely and easily accessible by pedestrian and open to the public. c. Facilities: Such parks shall consist of multiple-use turf areas, walking paths, plazas, pavilions, picnic tables, benches, or other features for various age groups to enjoy. d. Ownership and Maintenance: Such parks may, in the discretion of the city, be acquired by the city (through dedication or purchase) or be privately owned and maintained by the developer or property owners’ association. e. Storm Drainage: When integrating storm drainage and detention functions to satisfy this requirement, the design of such facilities shall not result in slopes or gradients that conflict with other recreational and civic purposes of the park. Storm drainage may be integrated into the design of the park and impacts shall be minimized to the extent feasible. Staff Analysis: The construction of the neighborhood park is not part of this filing. The area for the park north of this site will be prepped as part of Bloom Filing One. N/A C-a. – Streets and Blocks Standard: 1. Street System Block Size. The local street system provided by the development shall provide an interconnected network of streets in a manner that results in blocks of developed land bounded by public and/or private connecting streets, natural areas, parks, irrigation ditches, high-voltage power lines, operating railroad tracks and other similar substantial physical features no greater than twelve (12) acres in size. 2. Mid-Block Pedestrian Connections. If any block face is over seven hundred (700) feet long, then walkways connecting to other streets shall be provided at approximately mid-block or at intervals of at least every six hundred (650) feet, whichever is less. Staff Analysis: • A more specific standard applies and can be found later in this report under Multi-Family and Single-Family Attached Dwellings Development Standards below. N/A C.c. – Maximum Residential Height Standard: The maximum height of multi-family buildings with greater than 8 units per building shall be 5 stories Residential Building Height for District 2 is five (5) stories south of International Boulevard and 3-stories north of International Boulevard. Staff Analysis: The project complies with this standard by proposing a maximum building height 3 stories. Complies 3DFNHWSJ Planning & Zoning Commission – Item 2 PDP220011 | Bloom Filing Three Thursday, December 21, 2023 | Page 31 of 54 Back to Top C.d. – Design standards for multi-family dwellings containing more than eight (8) dwelling units and for multi- family dwellings containing between four (4) and eight (8) dwelling units when three (3) or more stories in height. Purpose/Applicability Statement Each multi-family dwelling containing more than eight (8) dwelling units and each multi-family dwelling containing between four (4) and eight (8) dwelling units, when located in a building of three (3) stories in height, shall feature a variety of massing proportions, wall plane proportions, roof proportions and other characteristics similar in scale to those of single-family detached dwelling units, so that such larger buildings can be aesthetically integrated into the low density neighborhood. The following specific standards are intended to be utilized to achieve this purpose statement. N/A C.d.1. – Maximum Number Standard: There is no maximum number of dwelling units per building. Staff Analysis: The 15 proposed multi-family buildings are proposed to provide 24-unites per building. Complies C.d.2. – Orientation and Setbacks Standard: Buildings with more than 12 units shall have setbacks from the property line of abutting property containing single- and two-family dwellings of twenty-five (25) feet. Staff Analysis: • The 15 proposed buildings do not abut property containing single or two-family dwellings. N/A C.d.3. - Variation Among Repeated Buildings Standard: For any development containing at least five (5) but not more than seven (7) buildings, there shall be at least two (2) distinctly different building designs. For any such development containing more than seven (7) buildings, there shall be at least three (3) distinctly different building designs. For all developments, there shall be no more than two (2) similar buildings placed next to each other along a street or major walkway spine. Building designs shall be considered similar unless they significantly vary footprint size, shape, or building elevations, including significantly modifying the architectural style of the buildings (e.g., prairie, craftsman, etc...) or other elements, possibly including but not limited to modifying the roofline, materials, and color blocking. Building designs shall be further distinguished by including unique architectural elevations and unique entrance features within a coordinated overall theme of roof forms, massing proportions and other characteristics. To meet this standard, such variation shall not consist solely of different combinations of the same building features. Staff Analysis: • A more specific standard applies and can be found later in this report under Multi-Family and Single-Family Attached Dwellings Development Standards below. N/A 3DFNHWSJ Planning & Zoning Commission – Item 2 PDP220011 | Bloom Filing Three Thursday, December 21, 2023 | Page 32 of 54 Back to Top C.d.4. – Building Height Standard: Building height shall not exceed a maximum height of 5 stories. Staff Analysis: • The project proposes 15 three-story buildings and a single story clubhouse which comply with the standards of this section. Complies C.d.5 – Entrances Standard: Entrances shall be clearly identifiable and visible from the streets and public areas by incorporating use of architectural elements and landscaping. Staff Analysis: • A more specific standard applies and can be found later in this report under Multi-Family and Single-Family Attached Dwellings Development Standards below. N/A C.d.6. - Roofs Roof lines can be either sloped, flat or curved, but must include at least two (2) of the following elements: 1. The primary roof line shall be articulated through a variation or terracing in height, detailing and/or change in massing. 2. Secondary roofs shall transition over entrances, porches, garages, dormers, towers, or other architectural projections. 3. Offsets in roof planes shall be a minimum of two (2) feet in the vertical plane. 4. Termination at the top of flat roof parapets shall be articulated by design details and/or changes in materials and color. 5. Rooftop equipment shall be hidden from view by incorporating equipment screens of compatible design and materials. Exception: Major roofs planes including solar are exempt from the roof form variation requirement unless all major roof planes include solar. In this case, each major plane shall include at least one (1) major break in the roof plane. Major roof planes not including solar shall incorporate roof form variation. Non-major planes should maximize articulation. Staff Analysis: A more specific standard applies and can be found later in this report under Multi-Family and Single-Family Attached Dwellings Development Standards below. N/A C.d.7. – Facades and Walls Standard: Each multi-family dwelling shall be articulated with projections, recesses, covered doorways, balconies, covered box or bay windows and/or other similar features, dividing large facades and walls into human-scaled proportions similar to the adjacent single- or two-family dwellings, and shall not have repetitive, monotonous undifferentiated wall planes. Building facades shall be articulated with horizontal and/or vertical elements that break up blank walls of forty (40) feet or longer. Facade articulation can be accomplished by offsetting the floor plan, recessing or projection of design elements, change in materials and/or change in contrasting colors. Projections shall fall within setback requirements. N/A 3DFNHWSJ Planning & Zoning Commission – Item 2 PDP220011 | Bloom Filing Three Thursday, December 21, 2023 | Page 33 of 54 Back to Top Staff Analysis: • A more specific standard applies and can be found later in this report under Multi-Family and Single-Family Attached Dwellings Development Standards below. C.d.8. – Colors and Materials Standard: Colors of non-masonry materials shall be varied from structure to structure to differentiate between buildings and provide variety and individuality. Colors and materials shall be integrated to visually reduce the scale of the buildings by contrasting trim, by contrasting shades or by distinguishing one (1) section or architectural element from another. Bright colors, if used, shall be reserved for accent and trim. Staff Analysis: • A more specific standard applies and can be found later in this report under Multi-Family and Single-Family Attached Dwellings Development Standards below. N/A C.d.9. – Maximum Floor Area Standard: There is no maximum gross floor area. Staff Analysis: • This project proposes 454,995 square feet of floor area. Complies B. DEVELOPMENT STANDARDS These development standards replace a multitude of Land Use Code Standards. Additional notation is provided within subsections of the table below. Applicable PUD Standard Summary of PUD Requirement and Analysis Staff Findings Residential Building Standards These standards, as well as those found on the Development Standards Table, Land Use Table, and Development Standards, shall replace Division 3.5.2 Residential Building Standards, as applicable. A. Purpose The standards in this Section are intended to promote variety, visual interest, and pedestrian-oriented streets in residential development. N/A B. General Standard Development projects containing residential buildings shall place a high priority on building entryways and their relationship to the street. Pedestrian usability shall be prioritized over vehicular usability. Buildings shall include human-scaled elements, architectural articulation, and in projects containing more than one (1) building, design variation. N/A 3DFNHWSJ Planning & Zoning Commission – Item 2 PDP220011 | Bloom Filing Three Thursday, December 21, 2023 | Page 34 of 54 Back to Top (D)(1) Relationship of Dwellings to Streets and Parking Standard: Orientation to a Connecting Walkway. Every front façade with a primary entrance to a dwelling units (Accessory Dwelling Units (ADUs) excluded) shall face the adjacent street or landscape tract with pedestrian connectivity to the adjacent street to the extent reasonably feasible. Every front facade with a primary entrance to a dwelling unit shall face a connecting walkway with no primary entrance more than two hundred (200) feet from a public or private street sidewalk and the address shall be posted to be visible from the intersection of the connecting walkway and public right of way. The following exceptions to this standard are permitted: (a) Up to one (1) single-family detached dwelling on an individual lot that has frontage on either a public or private street. (b) A primary entrance may be up to three hundred fifty (350) feet from a street sidewalk if the primary entrance faces and opens directly onto a connecting walkway that qualifies as a major walkway spine. (c) If a multi-family building has more than one (1) front façade, and if one (1) of the front facades faces and opens directly onto a street sidewalk, the primary entrances located on the other front façade(s) need not face a street sidewalk or connecting walkway. Staff Analysis: Except for Building 8, all front facades face the adjacent streets. The applicant team explained that Building 8's orientation was determined by Poudre Fire Authority’s aerial apparatus requirements. Building 8 compensates for facing the end of a building to the street by creating a connecting walkway system on both long sides of the building and a ground-floor patio space for the end of the building facing Angela Avenue. These units, although not part of the front facade, provide some pedestrian interest and connection to the street. Staff consulted with Poudre Fire Authority and the applicant team and discovered that the on-street parking arrangement, parkway, or building setback would have to be changed to accommodate the building orientation. Given the parking needs for the site, on-street parking was considered to be a significant advantage for the site. Regarding parkways, sidewalks and setbacks, each element was deemed to be important for providing space for pedestrians, street trees and community character consistency. Alternatively, the plan could provide 'alternative means' related to high rise provisions of the fire code, but according to the applicant's statement, this would add considerable cost and design burden to an affordable housing project. Complies (D)(2) Street Facing Facades Standard: Street-Facing Facades. Every building containing four (4) or more dwelling units shall have at least one (1) building entry or doorway facing any adjacent public or private street that is smaller than a full arterial or has on-street parking or have a primary entrance no more than two hundred (200) feet from a public or private street sidewalk. Staff Analysis: All buildings comply with this standard and provide at least one primary entrance to a unit facing the adjacent street system. Complies Packet pg. 40 Planning & Zoning Commission – Item 2 PDP220011 | Bloom Filing Three Thursday, December 21, 2023 | Page 35 of 54 Back to Top Multi-Family and Single-Family Attached Dwellings Development Standards These standards, as well as those found on the Development Standards Table, Land Use Table, and Development Standards, shall replace Division 3.8.30 – Multi-family and Single-Family Attached Dwelling, as applicable. A. Purpose/ Applicability The following standards apply to all: 1. multi-family developments that contain at least four (4) dwelling units; and 2. single-family attached developments that contain at least four (4) dwelling units where there is no reasonably sufficient area for outdoor activities and useable outdoor space on an individual per lot basis. These standards are intended to promote variety in building form and product, visual interest, access to parks, pedestrian-oriented streets, and compatibility with surrounding neighborhoods. C. Access to a Park, Central Feature or Gathering Place Standard: At least ninety (90) percent of the dwellings shall be located within one thousand three hundred twenty (1,320) feet (one-quarter (¼) mile) of either a public park, a privately owned park or a central feature or gathering place that is located either within the Mulberry & Greenfields PUD Master Plan area or within adjacent development, which distance shall be measured along street frontage. Such parks, central features or gathering places shall contain one (1) or more of the following uses: 1. Public parks, recreation areas or other open lands. 2. Privately owned parks, meeting the following criteria: (a) For projects between two (2) and five (5) acres, the development is required to provide sufficient outdoor gathering areas or site amenities, either public or private, to sustain the activities associated with single-family attached and multi-family residential development, to adequately serve the occupants of the development as set forth below. Such outdoor gathering areas may include, without limitation, small parks, playgrounds, pools, sports courts, picnic facilities, passive open space, recreational areas, plazas, courtyards, or naturalistic features. For projects greater than five (5) acres and less than ten (10) acres, the private park must be a minimum of five thousand (5,000) square feet. For projects greater than ten (10) acres, the private park must be a minimum of ten thousand (10,000) square feet. (b) Location. Such parks shall be highly visible, secure settings formed by the street layout and pattern of lots and easily observed from streets. Rear facades and rear yards of dwellings shall not abut more than two sides or more than fifty (50) percent of the perimeter frontage of the park. (c) Accessibility. All parts of such parks shall be safely and easily accessible by pedestrians and open to the public. (d) Facilities. Such parks shall consist of multiple-use turf areas, walking paths, plazas, pavilions, picnic tables, benches, or other features for various age groups to utilize. (e) Ownership and Maintenance. Such parks may, in the discretion of the City, be acquired by the City (through dedication or purchase) or Complies Packet pg. 41 Planning & Zoning Commission – Item 2 PDP220011 | Bloom Filing Three Thursday, December 21, 2023 | Page 36 of 54 Back to Top be privately owned and maintained by the developer or property owners' association. (f) Storm Drainage. When integrating storm drainage and detention functions to satisfy this requirement, the design of such facilities shall not result in slopes or gradients that conflict with other recreational and civic purposes of the park. 3. Community facilities or neighborhood support/recreation facilities (which are permitted as an accessory use to housing). If such facility is smaller than the required minimum size for privately owned parks as required in subparagraph (2)(a) above, then the facility shall be physically integrated with such park space as needed to meet the required minimum size. Staff Analysis: The project provides an approximately 45,000 square foot area in the center of the site which contains a 6,500 square foot clubhouse, outdoor pool, field, pedestrian amenities, picnic pavilion with grills, tot-lot, and playground. This is detailed by multiple walkways which allow for circulation to and from each amenity. A depiction of this space can be seen in the image below. Packet pg. 42 Planning & Zoning Commission – Item 2 PDP220011 | Bloom Filing Three Thursday, December 21, 2023 | Page 37 of 54 Back to Top D. Block Requirements Standard: All development shall comply with the applicable standards set forth below, unless the decision maker determines that compliance with a specific element of the standard is infeasible due to unusual topographic features, existing development, safety factors or a natural area or feature: (1) Block Structure. Each multi-family project shall be developed as a series of complete blocks bounded by streets (public or private). (See Figures 16A through 16F below). Natural areas, irrigation ditches, high-voltage power lines, operating railroad tracks and other similar substantial physical features may form up to three (3) sides of a block. (2) Block Size. All blocks shall be limited to a maximum size of nine (9). (3) Minimum Building Frontage. Forty (40) percent of each block side or fifty (50) percent of the block faces of the total block shall consist of either building frontage, landscape buffers, plazas, or other functional open space. Staff Analysis: The proposed multi-family development provides a series of complete blocks bounded by streets. Below is an image from the site plan with a block size outline in red. Both the size, configuration, and minimum building frontage of the proposed block system comply with the standards of this section. A block face breakdown can be found on Sheet S02 of the Site Plan. Complies E.1. Buildings Standard: Building setbacks, lot width, etc. shall be per this section as well as the Development Standards Table on Sheet 12 within this Mulberry & Greenfields PUD Master Plan Staff Analysis: Multi-family projects are required to meet the following minimum setbacks in District 1: Complies Packet pg. 43 Planning & Zoning Commission – Item 2 PDP220011 | Bloom Filing Three Thursday, December 21, 2023 | Page 38 of 54 Back to Top In compliance with the standard project provides the following building setbacks: • International Boulevard (Arterial) o Building 15: 21.7 feet o Building 14:15.8 feet o Building 13: 20.9 feet • Aria Way (non-arterial) o Building 13: 11.6 feet o Building 10: 11 feet o Building 7: 11.6 feet o Building 4: 11.8 feet o Building 1: 24.3 feet • Donella Drive (non-arterial) o Building 1 end: 9 feet o Building 2: 16.2 feet o Building 3: 26.9 feet • Delozier Road (non-arterial) o Building 3: 28 feet o Building 6: 28 feet o Building 9: 26.7 feet o Building 12: 27 feet o Building 15: 28 feet • Angela Avenue (non-arterial) o Building 11: 24 feet o Building 8: 14.9 feet o Building 12: 13.8 feet o Building 10: 13.9 feet • Bode Boulevard (non-arterial) o Building 9: 13.8 feet o Clubhouse: 20.8 feet o Building 7: 23.8 feet o Building 6: 9.8 feet o Building 5: 10.6 feet o Building 4: 18 feet F. 1. - Yards Along Single- and Two- Family Residential Development adjacent to the Mulberry & Greenfields Master Plan area. Buffer yards shall be provided along the property line of abutting existing single- and two-family dwellings or building compatibility standards shall apply. Minimum buffer yard depth shall be twenty-five (25) feet. Staff Analysis: • The project does not share a common property boundary with single or two-family residential development; therefore, this standard does not apply. N/A F.2. – Yards Along Single and Two Family Residential Development within Mulberry & Greenfields For Multi-Family buildings over three stories, buffer yards shall be provided along the property line of abutting existing single- and two-family dwellings or building compatibility standards shall apply minimum depth shall be twenty- five (25) feet. This standard does not apply when located across a street (public or private) or when sharing an alley. Staff Analysis: • The project does not share a common yard boundary with single- and two family residential areas on the site nor is the building over three stories; therefore, this standard does not apply. Complies 3DFNHWSJ Planning & Zoning Commission – Item 2 PDP220011 | Bloom Filing Three Thursday, December 21, 2023 | Page 39 of 54 Back to Top Master Plan Area F.3. – Variation Among Buildings For any development containing at least three (3) and not more than (5) buildings (excluding clubhouses/leasing offices), there shall be at least two (2) distinctly different building designs. For any such development containing more than five (5) buildings (excluding clubhouses/leasing offices), there shall be at least three (3) distinctly different building designs. For all developments, there shall be no similar buildings placed next to each other along a street, street-like private drive or major walkway spine. Building designs shall be considered similar unless they vary significantly in footprint size and shape or building elevations, including significantly modifying the architectural style of the buildings (e.g., prairie, craftsman, etc.) or other elements, possibly including but not limited to modifying the roofline, materials, or color blocking. Building designs shall be further distinguished by including unique architectural elevations and unique entrance features within a coordinated overall theme of roof forms, massing proportions and other characteristics. Such variation among buildings shall not consist solely of different combinations of the same building features. Staff Analysis A modification request has been submitted to allow for all buildings within the development plan to be of similar architecture. Please refer to the modification request analysis provided earlier in this report. Modificati on Requeste d F.4. – Variation of Color Each multi-family building shall feature a palette of muted colors, earth tone colors, natural colors found in surrounding landscape or colors consistent with the adjacent neighborhood. For a multiple structure development containing at least forty (40) and not more than fifty-six (56) dwelling units, there shall be at least two (2) distinct color schemes used on structures throughout the development. For any such development containing more than fifty-six (56) dwelling units, there shall be at least three (3) distinct color schemes used on structures throughout the development. For all developments, there shall be no more than two (2) similarly colored structures placed next to each other along a street or major walkway spine. Staff Analysis: • In compliance with the standard, the project provides four different color schemes with no more than two similarly colored structures placed next to one another along a street. Color details can be found under Section F.8. of this report. Complies 3DFNHWSJ Planning & Zoning Commission – Item 2 PDP220011 | Bloom Filing Three Thursday, December 21, 2023 | Page 40 of 54 Back to Top F.5. – Entrances Entrances shall be made clearly visible from the streets and public areas through the use of architectural elements and landscaping. Staff Analysis • The 15 proposed buildings provide three separate entry designs that utilize a change in roof plane, brackets, overhangs, lighting, and canopies. The entry design is related to the modification request that would allow the project provide less architectural variation between buildings. Type 4 entry Type 3 Entry Type 2 Entry Type 1 Entry Complies 3DFNHWSJ Planning & Zoning Commission – Item 2 PDP220011 | Bloom Filing Three Thursday, December 21, 2023 | Page 41 of 54 Back to Top F.6. – Roofs Roof lines may be either sloped, flat or curved, but must include at least two (2) of the following elements: a. The primary roof line shall be articulated through a variation or terracing in height, detailing and/or change in massing. b. Secondary roofs shall transition over entrances, porches, garages, dormers, towers, or other architectural projections. c. Offsets in roof planes shall be a minimum of two (2) feet in the vertical plane d. Termination at the top of flat roof parapets shall be articulated by design details and/or changes in materials and color. e. Rooftop equipment shall be hidden from view by incorporating equipment screens of compatible design and materials. Exception: Major roof planes including solar are exempt from the roof from variation requirements unless all major roof planes include solar. in this case, each major plane shall include at least one (1) major break in the roof plane. Major roof planes not including solar shall incorporate roof form variation. Non-major planes should maximize articulation. Staff Analysis: • Because this project proposes roof-top solar on all major roof planes, each building qualifies for the rooftop exemption stated in the above standard. Elevation plans depict locations and extent of the solar installation. Complies F.7. – Facades & Walls Each multi-family dwelling shall be articulated with projections, recesses, covered doorways, balconies, covered box or bay windows and/or other similar features, dividing large facades and walls into human-scaled proportions similar to the adjacent single- or two-family dwellings, and shall not have repetitive, undifferentiated wall planes. Building facades shall be articulated with horizontal and/or vertical elements that break up blank walls of 40' or longer. Facade articulation may be accomplished by offsetting the floor plan, recessing or projection of design elements, change in materials and/or change in contrasting colors. Projections shall fall within setback requirements. Staff Analysis: • All buildings provide projections, recesses, covered doorways for patios and entrances, balconies that divide the façade into human scale proportions, and changes in material. • Each module of the multi-family façade does not exceed 40 feet without an interruption in material or horizontal/vertical articulation consistent with the intent of this standard. Complies F.8. – Colors and Materials Colors of non-masonry materials shall be varied from structure to structure to differentiate between buildings and provide variety and individuality. Colors and materials shall be integrated to visually reduce the scale of the buildings by contrasting trim, by contrasting shades or by distinguishing 1 section or architectural element from another. Bright colors, if used, shall be reserved for accent and trim. Staff Analysis: • The standard requires the color of non-masonry materials to be varied from structure to structure. The project meets this requirement by offering at least 3 color schemes as shown below. The project achieves a harmonious color palette, while using a consistent tone of Complies 3DFNHWSJ Planning & Zoning Commission – Item 2 PDP220011 | Bloom Filing Three Thursday, December 21, 2023 | Page 42 of 54 Back to Top brick along the base for most buildings and adding some warmer red brick accents and modules across the façade. The color of non- masonry material is diverse and includes shades of gray, green and brown. Staff recommends the reader to zoom in closely to the elevation views to see the full detail of color variation. Color Scheme 1: Color Scheme 2 Color Scheme 3 Color Scheme 4 Parking Requirements Except as outlined within this section, parking shall be provided at the levels required within Division 3.2.2 Access, Circulation, and Parking. 1. Multi- family, attached, or two-family projects The following replaces Section 3.2.2(K)(1)(b) Parking along adjacent and/or internal public or private streets, where permitted, fronting on a lot or tract containing multi-family, attached or two family dwellings (except for mixed-use dwellings) may be counted to meet the parking requirements for the development. Complies Packet pg. 48 Planning & Zoning Commission – Item 2 PDP220011 | Bloom Filing Three Thursday, December 21, 2023 | Page 43 of 54 Back to Top The project counts approximately 54 on-street spaces toward meeting the minimum parking requirements of 3.2.2(K)(1)(a). This standard is related to a modification request which is detailed earlier in this report. Street Pattern and Connectivity Standards These standards, as well as those found on the Development Standards Table, Land Use Table, and Development Standards, shall replace Division 3.6.3 - Street Pattern and Connectivity Standards, as applicable. (A) General Standard The local street system of any proposed development shall be designed to be safe, efficient, convenient and attractive, considering use by all modes of transportation that will use the system, (including, without limitation, cars, trucks, buses, bicycles, pedestrians and emergency vehicles). The local street system shall provide multiple direct connections to and between local destinations such as parks, schools and shopping. Local streets must provide for both intra- and inter-neighborhood connections to knit developments together, rather than forming barriers between them. The street configuration within each parcel must contribute to the street system of the neighborhood. The project provides local street connections at intervals not exceeding 660 feet. Each street is detailed with a sidewalk, connecting walkways, on street parking, and alignment to other future development within the area. Complies (B) Spacing of Full Movement Collector and Local Street Intersections With Arterial Streets Potentially signalized, full-movement intersections of collector or local streets with arterial streets shall be provided at least every one thousand three hundred twenty (1320) feet or one-quarter (¼) mile along arterial streets, unless rendered infeasible due to unusual topographic features, existing development or a natural area or feature. The framework of local and collector streets has been provided as part of Bloom Filing One. Bloom Filing Three does not offer any local street connections into International Boulevard. Complies (C) Spacing of Limited Movement Collector or Local Street Intersections With Arterial Streets Additional non-signalized, potentially limited movement, collector or local street intersections with arterial streets shall be spaced at intervals not to exceed six hundred sixty (660) feet between full movement collector or local street intersections, unless rendered infeasible due to unusual topographic features, existing development or a natural area or feature. The City Engineer may require any limited movement collector or local street intersections to include an access control median or other acceptable access control device. The City Engineer may also allow limited movement intersection to be initially constructed to allow full movement access. The local street intersections do not exceed the 660 maximum street spacing as required by this standard. Complies D) Distribution of Local Traffic to Multiple Arterial Streets All development plans shall contribute to developing a local street system that will allow access to and from the proposed development, as well as access to all existing and future development within the same section mile as the proposed development, from at least three (3) arterial streets upon development of remaining parcels within the section mile, unless rendered infeasible by unusual topographic features, existing development or a natural area or feature. Complies Packet pg. 49 Planning & Zoning Commission – Item 2 PDP220011 | Bloom Filing Three Thursday, December 21, 2023 | Page 44 of 54 Back to Top The local street system shall allow multi-modal access and multiple routes from each development to existing or planned neighborhood centers, parks and schools, without requiring the use of arterial streets, unless rendered infeasible by unusual topographic features, existing development or a natural area or feature. The proposed local street system internal to and surrounding the site will provide access to International Boulevard and Greenfield, Timberline, and E Mulberry which are all classified as arterial streets. (E) Utilization and Provision of Sub- Arterial Street Connections to and From Adjacent Development s and Developable Parcels To the maximum extent feasible, all development plans shall provide vehicular street connections and incorporate and continue all sub-arterial streets stubbed to the boundary of the development plan by previously approved development plans or existing development. All development plans shall provide for future vehicular public street connections to adjacent developable parcels by providing a local street connection spaced at intervals not to exceed six hundred sixty (660) feet along each development plan boundary that abuts potentially developable or redevelopable land, to the maximum extent feasible. An alternative to providing street connection not feasible as described below, a bicycle and or pedestrian connection will be provided. When adjacent to open space, natural areas (i.e. Cooper Slough), railroad tracks, topography (such as that area adjacent to Vine Drive) or other similar natural or manmade impediments that inhibit this standard from being met this standard is not required to be met. Bloom Filing Three provides a local street system in compliance with the standards of this section. Both Angela Avenue and Bode Boulevard provide access to Delozier Drive and Aria Way. Local street connections are spaced from existing streets by distances of approximately 450 feet and 360 feet. Complies (F) Gated Development s Gated street entryways into residential developments shall be prohibited. No gated entryways are proposed as part of this development. Complies Packet pg. 50 Planning & Zoning Commission – Item 2 PDP220011 | Bloom Filing Three Thursday, December 21, 2023 | Page 45 of 54 Back to Top 6. Metro District Public Benefits Metropolitan districts are quasi-governmental entities with taxing authority that are used to finance necessary public infrastructure and services that the City cannot otherwise provide. A metro district is a type of special district derived from Colorado's Special District Act (Title 32, Article 1, Colorado Revised Statutes) In Fort Collins, residential Metro Districts are formed to enhance the quality of residential development in the City. Metro districts enable development to deliver several City objectives and public benefits such as environmental sustainability, critical public infrastructure, affordable housing, and public spaces. The City’s previous Metro District policy, adopted in 2008, was created to support commercial development. The Metro District policy was revised in 2018 and once again in 2021 to also address changing residential development market conditions and secure public benefits as part of permitting residential Metro Districts. Bloom Filing Three has been excluded from the Mulberry Metropolitan District for purposes of affordable housing financing. The analysis below is split into three compliance statuses and is intended to provide a snapshot of which items may or may not apply to this filing. Compliance categories include: 1. ‘In Compliance’: The Metro District has met all applicable agreements related to the area of compliance. 2. ‘In Progress’: The Metro District is actively working towards achieving compliance but has not yet fully met all requirements. 3. ‘Not in Compliance’: The Metro District has failed or is failing to meet applicable agreements related to the area of compliance. Section Public Benefit Compliance Status 1. Affordable Housing 1.a. – Affordable Housing The Metro District is required to deliver 240 or 15% of the total units (whichever is greater) as Affordable Housing. The units must meet the following criterion: • If the Affordable Housing unit is for sale it must be provided at 80% AMI or less. • If the Affordable Housing unit is for rent it must be provided at 60% AMI or less. • 40 units must be offered for sale at a price that is affordable for households earning 80% AMI or less. The for-sale units are to be dispersed within the neighborhood and integrated along a block or product type within the community. This requirement does not apply to for rent units. The requirement for affordable housing applies to the entirety of the Bloom Community. Bloom Filing Three is proposing 264 of the 360-units as Affordable at an average income of 60% AMI. The developer has also noted that they are working with Habitat for Humanity to identify the appropriate timeline and products to meet the 40 for-sale unit requirement with potentially 10 units being built within Bloom Filing One. In Progress 1.b. – Affordable Housing Each of the Required Affordable Units must satisfy its affordability standard for at least twenty (20) years from the date of issuance of the first certificate of occupancy. This requirement shall be deemed satisfied upon recording of a restrictive covenant or deed restriction for each of the Required Affordable. In Progress 3DFNHWSJ Planning & Zoning Commission – Item 2 PDP220011 | Bloom Filing Three Thursday, December 21, 2023 | Page 46 of 54 Back to Top Filing Three and other portions of the PUD master plan will provide the necessary deed restrictions to comply with the requirements of the PBA. Social Sustainability staff are aware of the project and are monitoring progress. 1.c.(i) – (iv) – Affordable Housing The Required Affordable Units may be provided through any of the following four (4) mechanisms or by any other mechanism mutually agreed upon in writing by the Developer and the City, or any combination of the same: i. Developer has developed any portion of the Required Affordable Units within the Project under one or more approved Final Plans for the Project. ii. Execution of a contract for the sale of land of any portion of the Project by the Developer to a non-profit or for-profit builder with a legally enforceable contract obligation to develop part or all of the Required Affordable Units. iii. A reservation of any portion of the Property to be developed under one or more future approved Final Plans by the Developer for the benefit of and legally enforceable by the City at law and in equity for the eventual sale to an entity for development of all or a portion of the Required Affordable Units. iv. The Developer conveys any portion of the Property to the City to be used by the City in its land bank program for affordable housing. Bloom Filing Three is proposing 264 of the 360-units as Affordable at an average income of 60% AMI. In Progress 1.d. As to any Required Affordable Units the deed shall show that the property is subject to the 20-Year Covenant. This covenant will run with the property and affect any subsequent owner or lessee to comply with the affordability requirement. Bloom Filing Three is proposing 264 of the 360-units as Affordable at an average income of 60% AMI. Social Sustainability staff is monitoring for compliance. In Progress 1.e.(i) – (ii) – Affordable Housing The developer must include in any deed by which it conveys a Required Affordable Unit to the Initial Purchaser of the Unit and prepare and deliver a compliance report on an annual basis. Bloom Filing Three is proposing 264 of the 360-units as Affordable at an average income of 60% AMI. Social Sustainability staff is monitoring for compliance. The developer will be responsible to demonstrate compliance with the deed restriction by filing a compliance report with the City Manager’s Office on an annual basis. In Progress 1.f. – Affordable Housing Each annual Compliance Report for the Required Affordable Units provided under subparts (i), (ii) and (iii) above must be delivered to the City Manager's Office within ninety (90) days after the end of each calendar year and must report whether any Required Affordable Units which were for-rent at any time during the past calendar year and whether any Required Affordable Units which were sold during such preceding calendar year, that such rentals and/or sales, as applicable, were to a household satisfying the requirements of Section LB. I .a. above. In Progress 1.g. At least sixty-six percent (66%) of the Required Affordable Units must be provided through one of the mechanisms described in Sections I.B. l .c.(i) through (iv) above before the City is required to issue any building permit that will authorize the construction of more than eight hundred (800) Total Dwelling Units within the Project, and the remaining thirty-four percent (34%) of the Required Affordable Units must be so provided prior to the City being required to issue a building permit that will authorize the construction of any of the last one hundred (100) of the Total Dwelling Units within the Project. In Progress Packet pg. 52 Planning & Zoning Commission – Item 2 PDP220011 | Bloom Filing Three Thursday, December 21, 2023 | Page 47 of 54 Back to Top Currently, Bloom Filing One and Bloom Filing Two have been approved. These projects consist of the following: Bloom Filing One:260 units Bloom Filing Two: 152 units Bloom Filing Three: 360 units (264-units affordable) Bloom Filing Four: 413 units Total: 1,185 units Building Services and Social Sustainability staff are tracking this metric and will not issue permits for more than 800-units without 66% Affordability requirements being met. 2. Critical On-site and Off-site Public Infrastructure The Developer agrees that one or more of the future Final Plans for the Property-and related future Development Agreements between the City and Developer shall require that the following critical public infrastructure and contributions be provided by the Developer: 2.a. – Rail Crossings Fund, design and construct a railroad crossing of the Great Western Railroad for both vehicular and pedestrian access in the dedicated Greenfield Court right of way. Bloom Filing One included the right-of-way dedication for Greenfields Drive from Mulberry to Vine, including the ROW that forms the railroad crossing. The approval is moving through the design and approval process as an independent submittal reviewed by the Public Utilities Commission. This crossing will occur independently and as part of future development within the Mulberry and Greenfields PUD. N/A 2.b. – Greenfields Roundabout Fund, design and construct a traffic roundabout on Greenfields Drive planned near East Mulberry Street. The roundabout is included as part of Bloom Filing One and is currently under construction. N/A 2.c. – Vine & Timberline Intersection Contribution Contribution to the City by the Developer of $250,000 for the design and construction, or alternatively design and construction by the Developer at a cost of $250,000 or greater, of the improvements to the intersection of East Vine Drive and North Timberline Road. This City project is currently ‘out to bid’ and is proposed to signalize the intersection at Vine & Timberline. The $250,000 contribution was provided by the Developer to the City in May 2023 as a prerequisite of any residential building permit. N/A 2.d. – Frontage Road and Highway 14 Median Contribution Contribution to the City by the Developer of $800,000 for the design and construction, or alternatively design and construction by the Developer at a cost of $800,000 or greater, of landscape improvements in the North Frontage Road and Highway 14 Median and at the intersection of North Frontage Road and Highway 14 (the "Median Contribution"); Developer has preliminarily indicated that they would permit and construct these improvements. The City is monitoring overall progress of the development and completion of this item. N/A 2.e. – Community Gateway Contribution Contribution to the City by the Developer of $500,000 for the design and construction, or alternatively design and construction by the Developer at a cost of $500,000 or greater, of monumentation and landscape improvements on N/A Packet pg. 53 Planning & Zoning Commission – Item 2 PDP220011 | Bloom Filing Three Thursday, December 21, 2023 | Page 48 of 54 Back to Top parcels located between the realigned North Frontage Road and East Mulberry Street to create a welcoming entry feature. Median Contribution and/or the Community Gateway Contribution shall be prerequisites to the Developer's receipt from the City of any residential building permit for construction under the applicable future approved Final Plan and Development Agreement for the relevant phase of the Project. Filing One includes initial landscape design for this parcel and designates where future signage and monumentation will be constructed. The City is not requiring the Gateway Improvements to be designed and constructed in Filing Three but will require these Improvements in a future filing of the Development and, at such time, the development agreement for that filing shall require the Developer to fund, design, and construct the Landscape Improvements before the City shall be obligated to issue any building permits for that filing. 3. High Quality Smart Growth Elements The Developer agrees that the future approved Final Plans for the Property and the related future Development Agreements between the City and Developer shall include the fo11owing smart growth elements: 3(i) The developer agrees to provide increased density from Low Density Mixed-Use Neighborhood District standard of 4 units per acre in LUC Division 4.5. This criterion is not applicable as the underlying zoning is MMN for this area of the Metro District. So far, Bloom Filing One provides a net density of 5.4 du/ acre while Bloom Filing Two contains a net density of 17.2 du/ac. Combined density for the LMN zone district is 8.2 du/acre. The northern portion of Bloom Filing Three is located within the LMN zone district. This area provides a net density of 26 du/acre. Combined density in LMN is approximately 17 du/acre, City staff will continue to monitor the build out of the development project. In Progress 3(ii) The developer agrees to provide alley access to the garages of at least 40% of the Total Dwelling Units. The Service Plan indicates that consistent with new urbanist principles that single-family attached and detached homes will be predominately alley loaded. This requires the developer to provide 40% of the Total Dwellings Units of the PUD. Bloom Filing One has provided 164 alley-loaded homes. Bloom Filing Two has provided 152 alley loaded units. Bloom Filing Four has provided 360 alley loaded units. Total Units: 316/1,185 = 87% City staff anticipates compliance with this standard as the project continues toward build-out. N/A 3(iii) Added utility services and raw water dedication. The Developer will dedicate raw water rights to the Mulberry Metropolitan District (the “Metro District”) that will own, operate, and maintain the Non-Pot Water System. The Non-Pot Water System will be constructed during Filing One, and the water rights will be dedicated concurrently with the Developer’s dedication of, and the Metro District’s acceptance of, the Non-Pot Water System. N/A Packet pg. 54 Planning & Zoning Commission – Item 2 PDP220011 | Bloom Filing Three Thursday, December 21, 2023 | Page 49 of 54 Back to Top 3.(iv) Enhanced pedestrian crossings. Bloom Filing Three provides enhanced pedestrian crossings in the form of bulb- outs and striping. In Progress 3.(v) A central pedestrian-oriented greenway spine through the center of the neighborhood. This detail was generally negotiated as part of the Mulberry and Greenfields PUD which indicates that the pedestrian-oriented greenway to include: • An 18 foot tract behind Aria Way • Varying widths of concrete and a minimum of a 6 foot sidewalk which may meander into the ROW. • Enhanced street crossing, possibly including but not limited to bump outs, enhanced paving, and/or other improvements (TBD at time of PDP). Previous crossings and details were also approved as part of Bloom Filing One, Two and Four. N/A 3.(vi) Provide a secondary bicycle path on the west side of Greenfields Drive to provide a more direct route for cyclists. Filing One includes an enhanced sidewalk as a connector trail on the west side of Greenfields Drive from the railroad crossing to International Blvd., and then west on the north side of International Blvd. to the western property line. The main regional bike path will be designed parallel to the railroad tracks and will be constructed with future filings adjacent to the future corridor. The easement for the main regional bike path is being dedicated with the Filing One plat. N/A 3.(vii) An enhanced east-west greenway to connect from the railroad crossing to Cooper Slough. Development in this area of the Bloom community is not proposed as part of this Filing Three development application. This element will be included in future Phases north of the railroad tracks. N/A 3DFNHWSJ Planning & Zoning Commission – Item 2 PDP220011 | Bloom Filing Three Thursday, December 21, 2023 | Page 50 of 54 Back to Top 3.(viii) A mixed-use design. This Public Benefit requires that the master planned development provides a mix of uses to create a more diverse, walkable, and vibrant environment that benefits the public. These uses may include a wide range of housing options, offices, shops, restaurants, hotels, or other amenities that are physically and functionally integrated. Filing One, which was approved in the fall of 2022, included multiple single- family home types, including front-loaded homes, small rear-loaded homes, cottages, and ADUs. Filing Two is comprised of 8-unit and 20-unit condo buildings. Filing Three provides one housing type that has been provided under Bloom Filing Four, however, this portion of the site provides efficiency in making room for affordable housing required by the overall Public Benefit Agreement. Filing Four is proposing three additional distinct housing types in the 3-story, (32- 48 units per building), 4-story (58 units per building), and two townhome buildings (9 units and 12-units) to add further diversity of housing in Bloom. It is anticipated that the future commercial center will provide the mix of uses envisioned by the Public Benefit Agreement and will provide opportunities for things like offices, shops, restaurants, hotels, or other types of uses permitted within District 3 of the Mulberry & Greenfields PUD. In Progress 3. Such future approved Final Plans shall also include neighborhood parks, pocket parks adjacent to the pedestrian-oriented greenway spine, and a commercial center promenade. The master plan provides features of smart growth which include: • A pedestrian-friendly mixed-use neighborhood center that will function as the central node on the south end of the community. • A central pedestrian oriented greenway spine proposed to run north- south through the center of the neighborhood, flanked by a variety of housing types. • Pocket parks adjacent to the spine provide central access to open space facilities and activation on the main corridor. • A secondary bicycle path on the west side of Greenfields Drive to provide a more direct route for cyclists, which will also allow the central spine to be more focused on local pedestrian traffic. • A neighborhood pool on the west side of Greenfields Drive within a +/- 5-minute walk from all residential areas within Mulberry. • An enhanced east-west greenway to connect from the railroad crossing to Cooper Slough. Filing One includes a neighborhood park built and maintained by the metropolitan district(s). The park includes both active and passive recreation elements. A future pool and associated buildings will be proposed as a separate submittal in future filings. Filing One also includes the initial segment of the pedestrian spine. Future extensions of the spine will be included in future submittals so that the spine is generally developed with the adjoining site. Bloom Filing Two provides several amenities and park areas between buildings and includes four amenity areas spread throughout the site. Bloom Filing Three provides a centrally located neighborhood gathering space which is approximately 1-acre in size. Amenities include clubhouse, pool, tot-lot, gazebo with grills, and lawn area. In Progress 3DFNHWSJ Planning & Zoning Commission – Item 2 PDP220011 | Bloom Filing Three Thursday, December 21, 2023 | Page 51 of 54 Back to Top Bloom Filing Four provides a clubhouse with pool, several amenitized gathering areas throughout the site and adjoining the pedestrian spine which runs along Aria Way. ENVIRONMENTAL SUSTAINABILITY a. Solar Photovoltaic Energy The Developer agrees that one or more of the future approved Final Plans for each of the phases of the Project and related future Development Agreements shall require the Developer to construct a solar power generation system or systems that shall generate a minimum of 800 kilowatts. Bloom Filing Three is proposing the production of 200-600kW of solar. It is anticipated that the remaining solar will be provided with future filings. In Progress b. Water Conservation through Non- Potable Irrigation System The Developer agrees to design and install a non-potable water system to provide irrigation water to all the natural areas and private lots for each phase of the Project. The Water system will be owned, operated, and maintained by Mulberry Metropolitan District No. 1 or one of the other Districts. The Developer shall also provide to the City, for its prior approval, the Water System design plans for each phase of the Project and such plans must comply with all applicable City ordinances, regulations, standards, and policies, as well all applicable county, state and federal laws and regulations. The Developer agrees to design and construct Non-Pot Water System during Filing One and is not applicable to Bloom Filing Three. N/A c. Sustainable Landscape Design The Developer agrees that all the future approved Final Plans for the Project and related future Development Agreements related to each phase of the Project shall require xeric plantings and grouping of plant species with similar water needs to allow for efficiency in irrigation (the "Sustainable Landscape Design"). • Plants with similar water needs will be grouped together and a properly designed irrigation system will correspond with this planting plan. • The vision for the landscape character includes water-wise landscaping throughout, which can reduce further demand on irrigation for water by about 20% compared to conventional landscaping. • Yard areas on some residential lots will be minimized to reduce the amount of traditionally irrigated area. These strategies are being effectively implemented within each filing. Staff will continue to monitor this requirement with each filing. In Progress d. Enhanced Community Resiliency The Developer agrees that one or more of the future approved Final Plans for the Project and related future Development Agreements shall require that the following improvements to provide for enhanced community resiliency be provided by the Developer: (i) Stormwater will be treated prior to entering Cooper Slough and outfalls have been located in a way to restore flows to this valuable resource.; (ii) Improvements to Lake Canal to help bring it out of the current flood plain; and (iii) Landscape architecture designed to support the flight distances and migration patterns of applicable pollinators through implementation of a first-of-its kind Pollinator Master Plan (together, the "Enhanced Community Resiliency Improvements"). (i) N/A (ii) N/A (iii) In Progress 3DFNHWSJ Planning & Zoning Commission – Item 2 PDP220011 | Bloom Filing Three Thursday, December 21, 2023 | Page 52 of 54 Back to Top Staff Analysis The Developer worked with City staff to design the Development to meet this requirement. Filing One includes overall mass grading for the site and includes two detention ponds on the east edge of the site adjacent to the Cooper Slough and is not applicable to Bloom Filing Three. Regarding the Lake Canal, the Developer has designed Bloom Filing One to raise any developed ground adjacent to the Lake Canal out of the flood plain and this Public Benefit is not applicable to Bloom Filing Three. Regarding landscape architecture, the Developer worked with City staff to create landscape plans for this Filing that support pollinator habitat as well as develop a pollinator master plan. Packet pg. 58 Planning & Zoning Commission – Item 2 PDP220011 | Bloom Filing Three Thursday, December 21, 2023 | Page 53 of 54 Back to Top 7. Findings of Fact/Conclusion In evaluating the request for the Bloom Filing Three Project Development Plan # PDP220011, staff makes the following findings of fact: 1. The Project Development Plan complies with Section 1.2.2(A) of the Land Use Code. 2. The Project Development Plan complies with the applicable procedural and administrative requirements of Article 2 of the Land Use Code. 3. The Project Development Plan complies with all pertinent standards located in Article 3 – General Development Standards subject to the approval of one Modification of Standard. 4. The Project Development Plan complies with all pertinent District Two Standards of the Mulberry & Greenfields PUD Master Plan. 5. The Project Development Plan complies with all pertinent Development Standards of Mulberry & Greenfields PUD Master Plan subject to the approval of one Modification of Standard 8. Recommendation Staff recommends approval of Bloom Filing Three, PDP220011 and two Modifications of Standard to Land Use Code Section 3.2.2(K) and Mulberry & Greenfields PUD Master Plan Standard, Design Standards for Multi-Family Dwellings F.3. 9. Attachments 1. Neighborhood Meeting Summary 2. Mulberry & Greenfields PUD Master Plan 3. Staff Presentation 10. Links 4. Project Narrative • https://records.fcgov.com/PlanningDevelopment/DocView.aspx?id=18288226&dbid=0&repo=FortCollins 5. Site Plan • https://records.fcgov.com/PlanningDevelopment/DocView.aspx?id=18288230&dbid=0&repo=FortCollins 6. Landscape Plan • https://records.fcgov.com/PlanningDevelopment/DocView.aspx?id=18288228&dbid=0&repo=FortCollins 7. Subdivision Plat • https://records.fcgov.com/PlanningDevelopment/DocView.aspx?id=18288233&dbid=0&repo=FortCollins 8. Utility Plan • https://records.fcgov.com/PlanningDevelopment/DocView.aspx?id=18288234&dbid=0&repo=FortCollins 9. Drainage Report • https://records.fcgov.com/PlanningDevelopment/DocView.aspx?id=18288235&dbid=0&repo=FortCollins 10. Parking Modification Request • https://records.fcgov.com/PlanningDevelopment/DocView.aspx?id=18288238&dbid=0&repo=FortCollins 11. Building Variation Modification Request • https://records.fcgov.com/PlanningDevelopment/DocView.aspx?id=18288237&dbid=0&repo=FortCollins 12. TIS Memo • https://records.fcgov.com/PlanningDevelopment/DocView.aspx?id=18288241&dbid=0&repo=FortCollins 13. Mulberry Metro District Public Benefit Agreement 3DFNHWSJ Planning & Zoning Commission – Item 2 PDP220011 | Bloom Filing Three Thursday, December 21, 2023 | Page 54 of 54 Back to Top • Public Benefit Agreement https://records.fcgov.com/OrdRes/DocView.aspx?id=13528742&dbid=0&repo=FortCollins • Service Plan https://records.fcgov.com/OrdRes/DocView.aspx?id=3196456&dbid=0&repo=FortCollins&cr=1 3DFNHWSJ Bloom Filing 3 PDP Neighborhood Meeting Summary (3-02-22) Overview City Staff: Emily Olivio, Development Review Liaison Pete Wray, Senior City Planner and Project Planner Spencer Smith, Engineering Brandy Harras, Development Review Owner/Applicant Team: Ryan Rodgers, Applicant Pedcor Patrick Stoffregen, Project Developer Colin Patterson, Project Manager Bruce Hagan, Engineer John Gooch, Engineer Tony Wilkomm, Engineer Neighborhood Meeting Date: Wednesday March 02, 2022 Proposed Project Review Process Purpose of meeting is to share conceptual plans at an early stage in process and gather feedback from neighbors for inclusion in record. A formal application of the project has not been submitted to the City. A project development plan submittal will start a formal review by staff, with each round of review comprising three weeks. Staff will determine when the project is ready for hearing. PDP Type 1 review and hearing, with administrative hearing officer acting decision maker. Residents who receive this meeting notice will also receive a letter for the Planning and Zoning Board Hearing. The proposed project is within the Low Density Mixed-Use Neighborhood (LMN). Applicant Presentation The Bloom PDP represents the initial phase 1 of the larger 235 acre Mulberry/Greenfields Planned Unit Development (PUD) area The project includes a request to build 273 single-family dwelling units, community gateway, neighborhood park and trails, and primary street infrastructure including extension of International BLVD., Sykes Drive, Greenfields Drive and proposed A and B streets. Community Development and Neighborhood Services Planning Services 281 North College Ave. P.O. Box 580 Fort Collins, CO 80522 970.221.6750 970.224.6134 - fax fcgov.com/developmentreview ,7(0$77$&+0(17 3DFNHWSJ Neighborhood Meeting Notes – Bloom Filing 3 PDP Page 2 Primary Issues  Street connections to Mosaic neighborhood  Traffic  Affordable housing Questions/Comments and Answers General Traffic/Streets Question: Philip, lives in the Southeast corner of the Mosaic Neighborhood – There are two high density units currently in the Mosaic Neighborhood at the corners of International and Delozier Street, which are not artery streets. The concerns are why is high density being considered in this area if there are no accessible transportation modes, public transportation near by already? People who generally live in high density areas want this type of access. Answer: This area has been looked at for over 20 years now, this is consistent with the Streets Master Plan and Network. As this area develops pedestrian and bike modes of transportation will develop as well, these have been planned to be implemented. Not sure if transit services will loop into Vine. There are however planned services for East Mulberry and Timberline. Land Use/Other Question: Why were high density units thought of in this area if International isn’t to be developed soon? Answer: Similar to the Mosaic Neighborhood, Bloom will be phased over many years, which Mosaic is now in the final stages of phasing. This area provides a range already of density and housing types. Bloom will extend the Mosaic Neighborhood to the east. The streets are consistent with the Master Plan, including the primary streets. International doesn’t connect to Timberline yet, this connection won’t occur until the Parker Property and this site develops. Then this development then will give access from International to Mulberry with a connectivity up to Vine. Eventually the Lower portion south of the project, closer to Mulberry, is a mixed use with no residential just commercial use. The mixed-use neighborhood will support the commercial development area with access to restaurants, grocery stores, and these types of uses looping in the neighborhoods, including Mosaic. Question: Why is the affordable housing being proposed as three story not two story like the rest of the Mosaic Neighborhood area? Why is the housing not being proposed closer too Mulberry? This doesn’t seem to fit the pattern of the other buildings around this area. Answer: Ryan, Pedcor -this area was zoned for affordable housing, the thought was to have a mix of housing types. When the Plan was first approved it allowed for overlay zoning for this area. This proposed site was for low-density and medium-density mixed-use zoning. The PUD Master Plan has an overlay to these zones. With the approved Master Plan, we anticipate a ,7(0$77$&+0(17 3DFNHWSJ Neighborhood Meeting Notes – Bloom Filing 3 PDP Page 3 range of residential densities and variety types such as: single family attached, multi- family, and single family detached. This plan with phased over time. This site was identified to provided multi-family. This will satisfy the 15% required affordable housing from the Master Plan. Question: There was a special deviation to build three stories for the affordable housing, or rather a special request? What in the overall Master Plan is this consistent with? Answer: Approved in the PUD and zoning allowed up to five stories from off an arterial street like International, north of this only allows three stories under the Mater Plan. This is a downgrade from the allowed heights. Process/Next Steps Staff: Thanks for attending tonight. The conversation will be summarized and available as public record. Residents that received notice of this meeting will also be notified of hearing. The next step in the development review process is for the applicant to consider refinements to the project design in preparation of a formal project submittal and review by City staff. ITEM 2, ATTACHMENT 1 Packet pg. 63 ITEM 2, ATTACHMENT 2 Packet pg. 64 6 ( 6 : /$.( & $ 1 $ / 127$ 3$57 026$,&1(,*+%25+22' )521 7 $ * ( 5 2 $ ' 1 '(/2=,(552$' *5((1),(/'6&2857 08 / % ( 5 5 < 5 2 $ ' 75$,/+($' 68%',9,6,21 ($ 6 7 9 , 1 ( ' 5 , 9 ( =21,1*,1'8675,$/ /$5,0(5&2817< =21,1*,1'8675,$/ /$5,0(5&2817< =21,1*/01 =21,1*/01 =21,1*&200(5&,$/&255,'25 /$5,0(5&2817< =21,1*&200(5&,$/&255,'25 /$5,0(5&2817< =2 1 , 1 * & 2 0 0 ( 5 & , $ / & 2 5 5 , ' 2 5 / $ 5 , 0 ( 5 & 2 8 1 7 < GREAT WESTERN RAILROAD ) 5 2 1 7 $ * ( 5 2 $ ' =21,1*,1'8675,$/ /$5,0(5&2817< ($6708/%(55<'5,9( ($6708/%(55<'5,9( ($6708/%(55<'5,9( &223(56/28*+ ($679,1('5,9( ($6708/%(55<'5,9( 6 ( ( ( (( $ /$.( & $ 1 $ $$$$$$//////////// $.( & $1$$$$//////$1$ /$.( & /$. $/ /$.(& $ $1$$$$////$/$1$ /$.( &.(& $ 1 $ ///// /$.( & $ 1 (&$ 1 $ //// /$./ 127$ 3$57 )521 7 $ * *****(52$ ' (52$ ' ((((5(((((( 1111111 *5(((((1((((((((((1((((),(/'''),(/''''''''''''6&2857((1((((1)),(, 08 / % ( 55 < 5 2$ ' 75$,/+($' 68%',9,6,21 ($ 6 7 9 , 1 ( '5 , 9 ( =21,1*,1'8675,$/ /$5,0(5&2817< =21,1*/01 =21,1*&200(5&,$/&255,'250 ( /$5,0(5&2817<$,0 =2 1, 1 * &2 00 ( 5 &,$ / &2 55 , ' 25 / $ 5 , 0 (5 & 2 8 1 7 < GREATREAT WESTERNRNRNNNRNWWESTERNRRNN RAILROADROLOAOADRORAILROAILRILLROL 7 $ * ( 5 2 $ ' 7 $ ) 5 2 1 7 $ * ( 5 2 1 7 $ 7 $ * ( 5 2 ) 5 ) 5 5 2 $ ' 2 5 2 1 7 $ * ( 5 ($6708/%(55<'5,9( ($6708/%(55<'5,9( ($6708/%(55<'5,9( =21,1*,1'8675,$/ /$5,0(5&2817< 6 :6 6 RI (;,67,1* &21',7,216 NORTH 0 300150 600 SCALE 1" = 300' 5 OWNER: DATE: SHEET TITLE: OWNER: DATE: SHEET TITLE: &+ ( & . ( ' % < '5 $ : 1 % < MU L B E R R Y & G R E E N F I E L D S PU D M A S T E R P L A N FO R T C O L L I N S , C O L O R A D O +$57)25'$48,6,7,216 *22'0$15' 7,01$7+&2 %050 8/18/21 02 Submittal 10/13/21 03 Submittal 11/23/21 04 Submittal 12/16/21 PC Approved 3/9/22 06 Submittal 5/11/22 Final NOT FOR CONSTRUCTION 1RUWK&ROOHJH$YHQXH )RUW&ROOLQV&RORUDGR 3 ZZZQRUULVGHVLJQFRP (;,67,1*&21',7,2160$3 EXISTING AMERICAN PLUM STAND &$03),5('5 *5((1),(/'6'5 /(*(1' )/22':$< <($5)/22'3/$1 &2 2 3 ( 5 6 / 2 8 * + ,7(0$77$&+0(17 3DFNHWSJ E E E E E W W G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G CT V CTV CT V CTV CT V CTV CT V CTV CT V CTV CT V CTV CT V CT V CTV CT V CTV CT V CTV CT V CTV CT V CTV CT V CTV CT V CTV CT V CTV CT V CTV CT V CTV CT V CTV CT V CTV CT V CT V CTV CT V CTV CT V CTV 13 3 . 3 ' 6 ( 6 : GREAT WESTERN RAILROAD ($6708/%(55<'5,9( ($6708/%(55<'5,9( ($6708/%(55<'5,9( &223(56/28*+ ($679,1('5,9( ($6708/%(55<'5,9( AD E EATE NNN OA R WESTE ROR RI 352326(' '5$,1$*(0$3 NORTH 0 200100 400 SCALE 1" = 200' 5 DATE: SHEET TITLE: DATE: SHEET TITLE: &+ ( & . ( ' % < '5 $ : 1 % < MU L B E R R Y & G R E E N F I E L D S PU D M A S T E R P L A N FO R T C O L L I N S , C O L O R A D O %050 8/18/21 02 Submittal 10/13/21 03 Submittal 11/23/21 04 Submittal 12/16/21 PC Approved 3/9/22 06 Submittal 5/11/22 Final NOT FOR CONSTRUCTION 1RUWK&ROOHJH$YHQXH )RUW&ROOLQV&RORUDGR 3 ZZZQRUULVGHVLJQFRP /(*(1' 3257,2162)7+,63523(57<$5(/2&$7(',17+()(0$5(*8/$725<<($5 &223(56/28*+)/22':$<$1'+,*+5,6.)/22')5,1*( $//'(9(/230(17:,7+,17+()/22'3/$,10867&203/<:,7+7+( )/22'3/$,15(*8/$7,2162)&+$37(52)&,7<2))257&2//,16081,&,3$/ &2'( 7+('(9(/23(56+$//2%7$,1$)/22'3/$,186(3(50,7)5207+(&,7<2) )257&2//,16$1'3$<$//$33/,&$%/()/22'3/$,186(3(50,7)((635,2572 &200(1&,1*$1<&216758&7,21$&7,9,7<%8,/',1*2)6758&785(6 *5$',1*),//'(7(17,21321'6%,.(3$7+63$5.,1*/27687,/,7,(6 /$1'6&$3($5($6)/22'&21752/&+$11(/6(7&:,7+,17+(&223(5 6/28*+)/22'3/$,1/,0,766725$*(2)(48,30(17$1'0$7(5,$/6 7(0325$5<253(50$1(17,6127$//2:(',17+()/22':$<$// $&7,9,7,(6:,7+,17+()/22'3/$,1$5(68%-(&77+(5(48,5(0(1762) &+$37(52)7+()257&2//,16081,&,3$/&2'( &5,7,&$/)$&,/,7,(6$5(352+,%,7(',17+(<($5)/22'3/$,1&5,7,&$/ )$&,/,7,(6,1&/8'((66(17,$/6(59,&(6$75,6.3238/$7,21+$=$5'286 0$7(5,$/6$1'*29(510(17)$&,/,7,(6 &216758&7,212)1(:6758&785(6+$5'685)$&(3$7+6:$/.:$<6 '5,9(:$<6:$//6$1'3$5.,1*$5($6,6352+,%,7(',17+()/22':$< 81/(66125,6(&21',7,216$5(0(7$1<&216758&7,216$&7,9,7,(6,17+( 5(*8/$725<)/22':$<0867$/62,1&/8'($125,6(&(57,),&$7,21 35(3$5('%<$352)(66,21$/(1*,1((5/,&(16(',1&2/25$'2 $1$33529(')(0$(/(9$7,21&(57,),&$7(&203/(7('%<$/,&(16(' 6859(<2525&,9,/(1*,1((56+2:,1*7+$77+(%8,/',1*,6&216758&7(' 727+(5(48,5('(/(9$7,21,65(48,5('3267&216758&7,2135,2572$ &(57,),&$7(2)2&&83$1&<&2%(,1*,668('3/($6(127(,)$1<3$572) 7+(%8,/',1*,6:,7+,17+()/22'3/$,1%281'$5<7+(17+((17,5( 6758&785(,6&216,'(5(',17+()/22'3/$,1$1'7+((17,5(%8,/',1* (19(/23(08670((77+(5(48,5(0(1762)(/(9$7,1*727+(5)3( 352326('*5$',1*$1''(7(17,21321'66+2:1$5(&21&(378$/$1' 68%-(&772&+$1*(),1$/'(7(17,21$1'*5$',1*72%('(7(50,1('$7 7,0(2)),1$/3/$1 <($52/')/22'3/$,172%(02',),('$1'255(029('%<)8785( '(9(/230(173/$16 '(7(17,21321'6$5(6&+(0$7,&$1'68%-(&772&+$1*($77+(2))8785( '(9(/230(17$33/,&$7,216 '5$,1$*(0$3 (;,67,1*7232*5$3+< 352326('7232*5$3+< '(7(17,21321'127(6 PROPOSED DRAINAGE FACILITY PROPOSED DRAINAGE FACILITY PROPOSED DRAINAGE FACILITY /$. ( & $ 1 $ / ) 5 2 1 7 $ * ( 5 2 $ ' PROPOSED DRAINAGE FACILITY )/22'3/$,1$1')/22':$<127(6 &$03),5('5 *5((1),(/'6'5 0$,1)/2: 0,125)/2: $33/,&$17: +$57)25'$48,6,7,216 *22'0$15' 7,01$7+&2 ($ 6 7 9 , 1 ( ' 5 , 9 ( 08 / % ( 5 5 < 5 2 $ ' &2 2 3 ( 5 6 / 2 8 * + NOTE: POND OUTFALL MAY BE RE-ROUTED TO OUTFALL DIRECTLY TO COOPER SLOUGH, IF NECESSARY EASEMENTS ARE OBTAINED, AT TIME OF LATER FILING. ITEM 2, ATTACHMENT 2 Packet pg. 66 )52 1 7 $ * ( 5 2 $ ' 127$ 3$57 026$,&1(,*+%25+22' )521 7 $ * ( 5 2 $ ' 1 '(/2=,(552$' *5((1),(/'6&2857 /01 08 / % ( 5 5 < 5 2 $ ' 75$,/+($' 68%',9,6,21 ($ 6 7 9 , 1 ( ' 5 , 9 ( /01 /01 1& ( *& *& 001 =21,1*,1'8675,$/ /$5,0(5&2817< =21,1*,1'8675,$/ /$5,0(5&2817< =21,1*/01 =21,1*/01 =21,1*&200(5&,$/&255,'25 /$5,0(5&2817< =21,1*&200(5&,$/&255,'25 /$5,0(5&2817< =2 1 , 1 * & 2 0 0 ( 5 & , $ / & 2 5 5 , ' 2 5 / $ 5 , 0 ( 5 & 2 8 1 7 < 50' GREAT WESTERN RAILROAD ) 5 2 1 7 $ * ( 5 2 $ ' =21,1*,1'8675,$/ /$5,0(5&2817< ($6708/%(55<'5,9( ($6708/%(55<'5,9( ($6708/%(55<'5,9( &223(56/28*+ ($679,1('5,9( ($6708/%(55<'5,9( RI (;,67,1* =21,1*0$3 NORTH 0 200100 400 SCALE 1" = 200' 5 OWNER: DATE: SHEET TITLE: OWNER: DATE: SHEET TITLE: &+ ( & . ( ' % < '5 $ : 1 % < MU L B E R R Y & G R E E N F I E L D S PU D M A S T E R P L A N FO R T C O L L I N S , C O L O R A D O +$57)25'$48,6,7,216 *22'0$15' 7,01$7+&2 %050 8/18/21 02 Submittal 10/13/21 03 Submittal 11/23/21 04 Submittal 12/16/21 PC Approved 3/9/22 06 Submittal 5/11/22 Final NOT FOR CONSTRUCTION 1RUWK&ROOHJH$YHQXH )RUW&ROOLQV&RORUDGR 3 ZZZQRUULVGHVLJQFRP /01/2:'(16,7<0,;('86( 0010(',80'(16,7<0,;('86( 1&1(,*+%25+22'&200(5&,$/ ((03/2<0(17 &**(1(5$/&200(5&,$/ (;,67,1*=21,1*0$3 (;,67,1*=21,1* ,7(0$77$&+0(17 3DFNHWSJ ',675,&7 $& )521 7 $ * ( 5 2 $ ' 127$ 3$57 026$,&1(,*+%25+22' )521 7 $ * ( 5 2 $ ' 1 '(/2=,(552$' GREENFIELDS DRIVE *5((1),(/'6&2857 ',675,&7 $& ',675,&7 $& ',675,&7 $&',675,&7 $& ',675,&7 $& 08 / % ( 5 5 < 5 2 $ ' 75$,/+($' 68%',9,6,21 ($ 6 7 9 , 1 ( ' 5 , 9 ( ',675,&7 $& 21('5,9( DO N E L L A D R I V E 21('5,9( IN T E R N A T I O N A L B O U L E V A R D SY K E S D R I V E ',675,&7 $& ',675,&7 $& ',675,&7 $& ',675,&7 $& ) 5 2 1 7 $ * ( 5 2 $ ' ($6708/%(55<'5,9( ($6708/%(55<'5,9( ($6708/%(55<'5,9( &223(56/28*+ ($679,1('5,9( ($6708/%(55<'5,9( RI ',675,&7 0$67(53/$1 NORTH 0 200100 400 SCALE 1" = 200' OWNER: DATE: SHEET TITLE: OWNER: DATE: SHEET TITLE: &+ ( & . ( ' % < '5 $ : 1 % < MU L B E R R Y & G R E E N F I E L D S PU D M A S T E R P L A N FO R T C O L L I N S , C O L O R A D O +$57)25'$48,6,7,216 *22'0$15' 7,01$7+&2 %050 8/18/21 02 Submittal 10/13/21 03 Submittal 11/23/21 04 Submittal 12/16/21 PC Approved 3/9/22 06 Submittal 5/11/22 Final NOT FOR CONSTRUCTION 1RUWK&ROOHJH$YHQXH )RUW&ROOLQV&RORUDGR 3 ZZZQRUULVGHVLJQFRP 3523(57</,1( 38'0$67(53/$10$3 38'0$67(53/$10$3/(*(1'ACREAGE PER DISTRICT ',675,&7$& ',675,&7$& ',675,&7$& ',675,&7$& ',675,&7$&0.7% 5,*+72):$<52:$& 727$/$& 50' R A I L R O A D R O W 127(6 5,*+72):$<727$/,1&/8'(652:$66+2:1217+(08/%(55< *5((1),(/'638'0$67(5 3/$10$3)281':,7+,17+,608/%(55< *5((1),(/'638'0$67(53/$1$'',7,21$/52:,6 3(50,77('$1'$17,&,3$7('$63$572)7+()8785('(9(/230(172)($&+',675,&7 ,7(0$77$&+0(17 3DFNHWSJ ',675,&7 $& )52 1 7 $ * ( 5 2 $ ' 127$ 3$57 026$,&1(,*+%25+22' )521 7 $ * ( 5 2 $ ' 1 '(/2=,(552$' GREENFIELDS DRIVE 0,1 5(*,21$/ 75$,/&255,'25 $3352;,0$7( /2&$7,212)&223(5 6/28*+%8))(5),1$/ /2&$7,2172%( '(7(50,1('$77,0( 2)),1$/3/$1 *5((1),(/'6&2857 ',675,&7 $& ',675,&7 $& ',675,&7 $&',675,&7 $& ',675,&7 $& /2&$7,21 22) &223(5 ',675,&7 $& $& $3352;,0$77( 327(17,$/)8785( 9(+,&8/$5&211(&725 08 / % ( 5 5 < 5 2 $ ' 75$,/+($' 68%',9,6,21 ($ 6 7 9 , 1 ( ' 5 , 9 ( ',675,&7 $& 21('5,9( DO N E L L A D R I V E 21('5,9( IN T E R N A T I O N A L B O U L E V A R D SY K E S D R I V E ',675,&7 $& ',675,&7 $& ',675,&7 $& ',675,&7 $& &(175$/*$7+(5,1* 3/$&( 327(17,$/)8785( 3('(675,$1&5266,1* 327(17,$/)8785( 3('(675,$1&5266,1* 5281'$%2870$<%(5(48,5(' 72%('(7(50,1('$77,0(2))8785('(9(/230(17 $33/,&$7,216 50' GREAT WESTERN RAILROAD ) 5 2 1 7 $ * ( 5 2 $ ' 35,9$7(3$5. 35,9$7(/<0$,17$,1(' 38%/,&/< $&&(66,%/( )8785(68%*5$'( 52$'5(*,21$/ 75$,/&5266,1* 327(17,$/)8785( 9(+,&8/$5&211(&725 327(17,$/$&&(6632,1772%( '(7(50,1('$77,0(2)3'3 68%-(&772/&8$66$1'25 27+(5$33/,&$%/(67$1'$5'6 327(17,$/3('(675,$1 &211(&7,2172%('(7(50,1(' $77,0(2)3'368%-(&772 /&8$66$1'2527+(5 $33/,&$%/(67$1'$5'6 3('(675,$1 &211(&7,2172%( 3529,'(' %(7:((1 5(*,21$/75$,/ $1'9,1('5 6,'(:$/. )8785($7*5$'( 5$,/52$'6385 75$,/&5266,1* /$.(&$1$/ %8))(5%27+6,'(6 /$.(&$1$/ %8))(5%27+6,'(6 ($6708/%(55<'5,9( ($6708/%(55<'5,9( ($6708/%(55<'5,9( &223(56/28*+ ($679,1('5,9( ($6708/%(55<'5,9( RI 3$5.675$163257$7,21 $1'23(163$&( NORTH 0 200100 400 SCALE 1" = 200' OWNER: DATE: SHEET TITLE: OWNER: DATE: SHEET TITLE: &+ ( & . ( ' % < '5 $ : 1 % < MU L B E R R Y & G R E E N F I E L D S PU D M A S T E R P L A N FO R T C O L L I N S , C O L O R A D O +$57)25'$48,6,7,216 *22'0$15' 7,01$7+&2 %050 8/18/21 02 Submittal 10/13/21 03 Submittal 11/23/21 04 Submittal 12/16/21 PC Approved 3/9/22 06 Submittal 5/11/22 Final NOT FOR CONSTRUCTION 1RUWK&ROOHJH$YHQXH )RUW&ROOLQV&RORUDGR 3 ZZZQRUULVGHVLJQFRP 38'%281'$5</,0,72)'(9(/230(17 0,1 5(*,21$/75$,/&255,'2538%/,&75$,/38%/,&/<$&&(66,%/( 327(17,$/$&&(6632,172))6,7( &211(&7,2132,17),1$/$&&(6672%( '(7(50,1('$63$572))8785(),1$/3/$1 $33/,&$7,216 35,0$5<3('(675,$13$5.:$<35,9$7(75$,/38%/,&/<$&&(66,%/( 638575$,/&255,'2535,9$7(75$,/38%/,&/<$&&(66,%/( 3$5.675$163257$7,21$1'23(163$&( 38'0$67(53/$10$3/(*(1'38'0$67(53/$1127(6 352326('/2&$7,21$1'6+$3(2)7+(3$5.675$,/6$1'23(163$&($5($6,17+,63/$1 6+2:1 $5( &21&(378$/ $1' 68%-(&7 72 &+$1*( ),1$/ /2&$7,21 $1' 6+$3( 72 %( '(7(50,1('$77,0(2)),1$/3/$1 7+(1$785$/+$%,7$7%8))(5=21(,6,17(1'('72%(0$,17$,1(',1$1$7,9(/$1'6&$3( 3/($6(6((6(&7,212)7+(/$1'86(&2'()25$//2:$%/(86(6:,7+,17+(1$785$/ +$%,7$7%8))(5=21( 75$,/6:$/.672&211(&7729,1('5,9($6$335235,$7('85,1*)8785('(9(/230(17 $33/,&$7,216 )255(*,21$/75$,/5()(5723$5.6$1'75$,/60$67(53/$1)25)8785(&5266,1*2) 9,1('5,9( 327(17,$/)8785(3('(675,$1&5266,1* 327(17,$/)8785(9(+,&8/$5&211(&725 3('(675,$175$,/&211(&7,21 35,9$7(75$,/38%/,&/<$&&(66,%/( )8785(5(*,21$/75$,/$7*5$'(&5266,1* $7*5((1),(/'6'5 ,17(51$/75$,/635,9$7(75$,/38%/,&/<$&&(66,%/( 0,1,080&21&5(7( 0,1,080&21&5(7(:$/.72%('(6,*1('$6$ (;3$16,212)7+(6,'(:$/.5(48,5('3(5/&8$66 72%('(',&$7('$77,0(2)3/$775$,/72%('(6,*1('72&,7<2))257&2//,1663(&,),&$7,216 0,1 75$&7%(+,1'52::,7+9$5<,1*:,'7+6&21&5(7(:$/.0,1 :+,&+0$<0($1'(5,172 52:35,0$5<3('(675,$13$5.:$<72+$9((1+$1&('675((7&5266,1*63266,%/<,1&/8',1*%87127/,0,7('72%803 2876(1+$1&('3$9,1*$1'2527+(5,03529(0(1767%'$77,0(2)3'3,)$33/,&$%/( &2 2 3 ( 5 6 / 2 8 * + ,7(0$77$&+0(17 3DFNHWSJ RI ',675,&7 67$1'$5'6 OWNER: DATE: SHEET TITLE: OWNER: DATE: SHEET TITLE: &+ ( & . 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in. Front Yard Setback-Principal Structure 20' Min. Front Yard Setback-Garage Door 8' Min. Rear Yard Setback (non-rear load) Lo t D e p t h (v a r i e s ) 3' Side Setback (min.) Tree Lawn (typ.) Sidewalk (typ.)St r e e t R . O . W . (v a r i e s ) Lot Width (varies)13' Min. Side Corner Setback (on public streets) 10' Min. Front Yard Setback 8' Min. Rear Yard Setback (non-rear load) 20' Min. Front Yard Setback-Garage Door Lo t D e p t h (v a r i e s ) 3' Side Setback (min.) Tree Lawn (typ.) Sidewalk (typ.) 20' Min. Side Corner Setback-Garage Door Side Loaded Garage (typ.) 13' Min. Side Corner Yard Setback St r e e t R . O . W . (v a r i e s ) Lot Width (varies) 10' Min. Front Yard Setback Alley (width varies) Lo t D e p t h (v a r i e s ) 3' Side Setback Tree Lawn (typ.) Sidewalk (typ.) Garage (typ.) Attached or Detached Lot Width (varies) CL 13' Min. Side Corner Yard Setback (on public streets) Str e e t R . O . W . (v a r i e s ) Parallel Parking Space minimum 8' wide (typ.) 2' Rear Yard Setback Min. 8' min with parking 10' Min. Front Setback 8' Min. Rear Yard Setback (non-rear load) 20' Min. Front Yard Setback-Garage Door Lo t D e p t h (v a r i e s ) Tree Lawn (typ.) Sidewalk (typ.) 0' Side Setback (common wall condition)5' Side Setback (min.) Side Loaded Garage (typ.) 13' Min. Side Corner Setback St r e e t R . O . W . (v a r i e s ) Lot Width (varies) 20' Min. Side Corner Yard Setback-Garage 10' Min. Front Yard Setback Alley (width varies) Lo t D e p t h (v a r i e s ) 3' Side Setback (min.) Garage (typ.) Attached or Detached Lot Width (varies) CL 13' Min. Side Corner Yard Setback (on public streets) Ga r d e n C o u r t o r P a r k W i d t h (v a r i e s ) Parallel Parking Space minimum width 8' (typ.) 2' Rear Yard Setback Min. 8' min with parking 10' Min. Front Yard Setback 2' Rear Yard Setback Min. 8' min with parking Alley (width varies) Lo t D e p t h (v a r i e s ) Lot Width (varies) Sidewalk (typ.) 0' Side Setback (common wall condition) CL Tree Lawn (typ.) 13' Min. Side Corner Setback Str e e t R . O . W . (v a r i e s ) 10' Min. Front Setback-Principal Structure Alley (width varies) Lo t D e p t h (v a r i e s ) Lot Width (varies) Sidewalk (typ.) Parallel Parking Space minimum 8' wide (typ.) Garage (typ.) CL Garden Court (typ.)Ga r d e n C o u r t W i d t h (v a r i e s ) 2' Rear Yard Setback Min. 8' min with parking 13' Min. Side Corner Setback 0' Side Setback (common wall condition)5' Side Setback (min.) 10' Min. Front Yard Setback Lo t D e p t h (v a r i e s ) Tree Lawn (typ.) Lot Width (varies) CL 13' Min. Side Corner Yard Setback 3' Side Setback Roof Top Patio (typ.) 2' Rear Yard Setback Min. 8' min with parking Sidewalk (typ.) (May include all or portion of roof 10' Min. Front Yard Setback-Principal Structure 8' Min. Rear Yard Setback (non-rear load) 20' Min. Front Yard Setback-Garage Door Lo t D e p t h (v a r i e s ) Sidewalk (typ.) 0' Side Setback (common wall condition) 5' Side Setback (min.) 13' Min. Side Corner Yard Setback St r e e t R . O . W . (v a r i e s ) Lot Width (varies) Min. Rear Setback to Garage 2' 10' Min. Front Yard Setback Alley (width varies) Lo t D e p t h ( V a r i e s ) Lot Width 5' Side Setback (min.) 5' Side Setback (min.)10' Min. Building Separation (typ.) CL Side Yard Use Easement (typ., where used) 13' Min. Side Corner Yard Setback (Varies) RI +286,1*7<3( /277<3,&$/6 DATE: SHEET TITLE: DATE: SHEET TITLE: &+ ( & . ( ' % < '5 $ : 1 % < MU L B E R R Y & G R E E N F I E L D S PU D M A S T E R P L A N FO R T C O L L I N S , C O L O R A D O %050 8/18/21 02 Submittal 10/13/21 03 Submittal 11/23/21 04 Submittal 12/16/21 PC Approved 3/9/22 06 Submittal 5/11/22 Final NOT FOR CONSTRUCTION 1RUWK&ROOHJH$YHQXH )RUW&ROOLQV&RORUDGR 3 ZZZQRUULVGHVLJQFRP 6,1*/()$0,/<'(7$&+(')5217/2$'127726&$/( &21&(378$/'5$:,1*68%-(&772&+$1*( 6,1*/()$0,/<'(7$&+('/277<3,&$/6 6,1*/()$0,/<'(7$&+('5($5/2$'127726&$/( &21&(378$/'5$:,1*68%-(&772&+$1*( 6,1*/()$0,/<$77$&+('6,'(/2$'127726&$/( &21&(378$/'5$:,1*68%-(&772&+$1*( 6,1*/()$0,/<'(7$&+('5($5/2$'*5((1&2857127726&$/( &21&(378$/'5$:,1*68%-(&772&+$1*( 6,1*/()$0,/<$77$&+('5($5/2$'127726&$/( &21&(378$/'5$:,1*68%-(&772&+$1*( 6,1*/()$0,/<$77$&+('5($5/2$'*5((1&2857127726&$/( &21&(378$/'5$:,1*68%-(&772&+$1*( 6,1*/()$0,/<$77$&+('/277<3,&$/6 6,1*/()$0,/<'(7$&+('6,'(/2$'127726&$/( &21&(378$/'5$:,1*68%-(&772&+$1*( 6,1*/()$0,/<'(7$&+('72:1+20(6725<127726&$/( &21&(378$/'5$:,1*68%-(&772&+$1*( 6,1*/()$0,/<$77$&+(')5217/2$'127726&$/( &21&(378$/'5$:,1*68%-(&772&+$1*( 6,1*/()$0,/<'(7$&+('5($5/2$':6,'(<$5'86(($6(0(17 127726&$/( &21&(378$/'5$:,1*68%-(&772&+$1*( 6,'(<$5'86(($6(0(1762&&85)520)52173523(57</,1(725($53523(57</,1($1'(;7(1')5207+( *5$1725 6%8,/',1*)281'$7,21727+(/27/,1(%(7:((17+(*5$1725 6$1'*5$17(( 63$5&(/67+$7 6+$//%(*5$17('727+(($6(0(17*5$17((3(57+(5(675,&7,216287/,1('%(/2: :,7+,17+(08/%(55< *5((1),(/'638'0$67(53/$16,'(<$5'86(($6(0(1760$<%('(6,*1('$1' 86(':,7+,1$6(5,(62)$'-$&(17/276)255(9,(:$1'$33529$/$77+(7,0(2)),1$/3/$16,'(<$5'86( ($6(0(1760$<%(86('21$//'(7$&+('6,1*/()$0,/</277<3(67+()2//2:,1*5(675,&7,216$33/<72 7+(6,'(<$5'86(($6(0(176 ($6(0(17 *5$17(( 6+$// +$9( )8// $&&(66 $1' (1-2<0(17 2) 7+(($6(0(17 ,1&/8',1* &216758&7,21 2) ,03529(0(176 86( $1' 0$,17(1$1&( 2) 7+( 63$&( ,1&/8'(' ,1 7+( ($6(0(17 )(1&(6$1':$//686('$635,9$&<6&5((160$<127(1&52$&+,1727+()5217$1'5($56(7%$&. 121&20%867,%/(,03529(0(176,1&/8',1*%87127/,0,7('72'(&.63$7,26/$1'6&$3,1*:$//6 )(1&(6 5$,/6 )851,785( $1' 6,0,/$5 (/(0(176 $5( 3(50,77(' :,7+,1 7+( '(),1(' 6,'( <$5' 86( ($6(0(17'(&.63$7,26$1':$//627+(57+$135,9$&<6&5((16,1(;&(662),1&+(6,1+(,*+7 $60($685(')520),1,6+('*5$'($5(1273(50,77(',16,'(<$5'86(($6(0(17612&20%867,%/( %8,/',1*0$7(5,$/60$<%(86(',17+(&216758&7,212),03529(0(176:,7+,1 2)7+(3523(57< /,1(5(68/7,1*,1$ &/($5=21()25$//&20%867,%/(0$7(5,$/6%(7:((1+20(6$0,1,0802) ,6 5(48,5(' %(7:((1 $// +$%,7$%/( 6758&785(6 21/< /$1'6&$3,1* +$5'6&$3( $1' ,55,*$7,21 ,03529(0(176$5(3(50,77(':,7+,1)5217$1'5($56(7%$&.6,55,*$7,21,61273(50,77(':,7+,1 2) $1< )281'$7,21 12 ,03529(0(176 0$< %( ,03/(0(17(' $7 7+( '(75,0(17 2) 7+( *5$1725 6 6758&785(257+(,5$%,/,7<720$,17$,17+(,5+20( 6,'(<$5'86(($6(0(176$5(3(50,77('21'(7$&+('6,1*/()$0,/</27621/< $//,03529(0(176%<*5$17((/2&$7(':,7+,17+(6,'(<$5'86(($6(0(176+$//%(0$,17$,1('%< 7+(($6(0(17*5$17(( ($6(0(17*5$1725,6(1685('2)$&&(66:,7+,17+,6($6(0(17)250$,17(1$1&($1'5(3$,52)7+( 35,1&,3$/%8,/',1*/2&$7('217+(($6(0(17*5$1725 6/27$1')251227+(5385326( $//35,1&,3$/%8,/',1*6$1'*$5$*(62:1('%<($6(0(17*5$17256+$//%(0$,17$,1('%<($6(0(17 *5$1725 6,'(<$5'86(($6(0(1760$<$/62%(86(')25'5$,1$*(1(,7+(57+(*5$17((1257+(*5$1725 6+$//$/7(5),1,6+('*5$'($1'25'5$,1$*(3$77(516217+(*5$1725 63523(57<:,7+2877+( $33529$/ 2) 7+( 0(75232/,7$1 ',675,&7 $1' $33529$/ %< $ 48$/,),(' 5(*,67(5(' 352)(66,21$/ (1*,1((5$1<&+$1*(,1'5$,1$*(3$77(560867%($33529('%<$352)(66,21$/(1*,1((5 6,'(<$5'86(($6(0(17352&('85(6$1'32/,&,(66+$//%(0$1$*('%<7+(0(75232/,7$1',675,&7 '(),1,7,216 x ($6(0(17*5$17257+(/272:1(5*5$17,1*6,'(<$5'$5($72$'-$&(17/272:1(5)2586( x ($6(0(17*5$17((7+(/272:1(5*$,1,1*6,'(<$5'$5($)520$'-$&(17/272:1(5)2586( 6,'(<$5'86(($6(0(17127(6 6,'(<$5'86(($6(0(177<3,&$/6 +286,1*7<3(/277<3,&$/6 /277<3,&$/127(6 7<3,&$/ /$<2876 5()/(&7 %8/. 67$1'$5'6 &219(<(' :,7+,1 7+,6 08/%(55< *5((1),(/'6 38' 0$67(5 3/$1 $1' 5(35(6(17 08/7,3/( %87 127 $// &21),*85$7,216 )25 ($&+ /27 &20321(17 '(3,&7(' :,'7+ $1' ',0(16,216 0$< &+$1*( $6 $335235,$7( 3529,'(' '(6,*1 ,6 &216,67(17 :,7+ 7+( '(9(/230(17 67$1'$5'65()(5727+('(9(/230(1767$1'$5'67$%/(216+((72)7+,638' 0$67(53/$1)2563(&,),&',0(16,216$1''(9(/230(1767$1'$5'6 7+(6(/277<3,&$/',$*5$06)2572:1+20($1''83/(;5(6,'(17,$/86(6$33/<72 %8,/',1*6:,7+7:225025($77$&+('81,76 $33/,&$17: +$57)25'$48,6,7,216 *22'0$15' 7,01$7+&2 ITEM 2, ATTACHMENT 2 Packet pg. 77 CL CL Through Alley 2' Rear Setback Permitted 5' Side Setback 10' Front Setback Public Right of WayTree Lawn Rig h t o f W a y 13' Side Corner Setback (on public streets) Varies Varies Varies Varies Va r i e s 8' Minimum to permit parking Lo t D e p t h (v a r i e s ) 5' Min. Setback 8' Min. Setback to OS 15' Min. Setback to R.O.W (on public streets) Property Line 5' Min. Setback 15' Min. Setback to R.O.W 15' Min. Setback to R.O.W (on public streets) 5' Setback 5' Min. Setback 5' Min. Setback Lot Width (varies) Lo t D e p t h (v a r i e s ) Open Space Green Court / 8' Min. Setback to Private Drive 25' Access / Utility Easement 5' Min. Setback Property Line 15' Min. Front Setback 15' Min. Side Corner Setback 8' Setback from OS Lot Width (varies) Lo t D e p t h (v a r i e s ) Green Court / Open Space 8' Min. Setback to Private Drive 5' Setback 25' Access / Utility Easement Property Line 15' Min. Front Setback 15' Min. Side Corner Setback 5' Setback 5' SetbackLot Width (varies) 8' Min. Setback to Private Drive 5' Setback 5' Min. Setback 25' Access / Utility Easement 3' Min. Side Yard Setback 10' Min. Front Yard Setback 2' Min Rear Setback CommonGreen 2' Min Garage Setback 2' Min Rear Setback 2' Min Setback 10' Min. Front Yard Setback 3' Min. Side Yard Setback 3' Min. Side Yard Setback Min. 8' Rear Setback Cottage Homes (lot width varies) 13' Min. Side Corner Setback 13' Min. Side Corner Setback 10' Min. Garage Separation 10' Min. Garage Separation Alley (width varies) Alley (width varies) Al l e y ( w i d t h v a r i e s ) Al l e y ( w i d t h v a r i e s ) Walk Walk 3' Min. Side Yard Setback 3' Min. Side Yard Setback Min. 8' Rear Setback Townhomes (lot width varies) Cottage Homes (lot width varies) Load (lot width varies) Garage Parking (typ.)SurfaceParking (typ.) Garage Parking (typ.) Garage Parking (typ.) Surface Parking (typ.) Garage Parking (typ.) Common Green RI +286,1*7<3( /277<3,&$/6 DATE: SHEET TITLE: DATE: SHEET TITLE: &+ ( & . ( ' % < '5 $ : 1 % < MU L B E R R Y & G R E E N F I E L D S PU D M A S T E R P L A N FO R T C O L L I N S , C O L O R A D O %050 8/18/21 02 Submittal 10/13/21 03 Submittal 11/23/21 04 Submittal 12/16/21 PC Approved 3/9/22 06 Submittal 5/11/22 Final NOT FOR CONSTRUCTION 1RUWK&ROOHJH$YHQXH )RUW&ROOLQV&RORUDGR 3 ZZZQRUULVGHVLJQFRP 72:1+20(5($5/2$'127726&$/( &21&(378$/'5$:,1*68%-(&772&+$1*( 72:1+20(/277<3,&$/6 02725&28573$&.)5217/2$'*5((1&2857 127726&$/( &21&(378$/'5$:,1*68%-(&772&+$1*( 02725&28573$&.)5217/2$'*5((1&2857127726&$/( &21&(378$/'5$:,1*68%-(&772&+$1*( 02725&2857/277<3,&$/6 02725&28573$&.)5217/2$'127726&$/( &21&(378$/'5$:,1*68%-(&772&+$1*( &277$*(+20(/277<3,&$/6 &277$*(+20(6127726&$/( &21&(378$/'5$:,1*68%-(&772&+$1*( &277$*( +20(6W\S &277$*( +20(6W\S +286,1*7<3(/277<3,&$/6 /277<3,&$/127(6 7<3,&$/ /$<2876 5()/(&7 %8/. 67$1'$5'6 &219(<(' :,7+,1 7+,6 08/%(55< *5((1),(/'6 38' 0$67(5 3/$1 $1' 5(35(6(17 08/7,3/( %87 127 $// &21),*85$7,216 )25 ($&+ /27 &20321(17 '(3,&7(' :,'7+ $1' ',0(16,216 0$< &+$1*( $6 $335235,$7( 3529,'(' '(6,*1 ,6 &216,67(17 :,7+ 7+( '(9(/230(17 67$1'$5'65()(5727+('(9(/230(1767$1'$5'67$%/(216+((72)7+,638' 0$67(53/$1)2563(&,),&',0(16,216$1''(9(/230(1767$1'$5'6 7+(6(/277<3,&$/',$*5$06)2572:1+20($1''83/(;5(6,'(17,$/86(6$33/<72 %8,/',1*6:,7+7:225025($77$&+('81,76 9DULHW\RI+RPH7\SHV PD\EHXWLOL]HGLQWKLV DUHD x 7RZQKRPHV x 6)'5HDU/RDG x &RWWDJHV x 'XSOH[HV x (WF 1XPEHURIORWVKRPHV PD\EHLQFUHDVHGRU GHFUHDVHG /DQGVFDSHVKRZQLV VFKHPDWLF5HIHUWR VWDQGDUGVIRUTXDQWLW\ DQGORFDWLRQ UHTXLUHPHQWV $33/,&$17: +$57)25'$48,6,7,216 *22'0$15' 7,01$7+&2 ITEM 2, ATTACHMENT 2 Packet pg. 78 10' Min. Front Yard Setback 3' Min. Side Yard Setback (typ.) 8' Min. Rear Yard Setback 10' Min. Building Separation All e y ( w i d t h v a r i e s ) Tree Lawn (typ.) Sidewalk (typ.) ADU Above Garage (Attached or Detached) 15' Min. Setback from ROW for detached garage 2' Min. side Yard Setback (typ.) 10' Min. Front Yard Setback Alley (width varies) Lo t D e p t h (v a r i e s ) 3' Side Setback Garage (typ.) Attached or Detached Lot Width (varies) CL 13' Min. Side Corner Yard Setback (on public streets) 2' Rear Yard Setback Min. 8' min with parking ADU - Above Garage Attached or Detached Tree Lawn (typ.) Sidewalk (typ.) 2' Min. Rear Yard Setback (typ.) Garage (typ.) Surface Parking (typ.) Min. Building Separation 10'Pr i v a t e R o a d 10' Setback 10' Building Separation Min. Building Separation 10' Min. Building Separation 10' Min. Building Separation 10' 10' Building SeparationMin. Building Separation 10' 10' Building Separation RI +286,1*7<3( /277<3,&$/6 DATE: SHEET TITLE: DATE: SHEET TITLE: &+ ( & . ( ' % < '5 $ : 1 % < MU L B E R R Y & G R E E N F I E L D S PU D M A S T E R P L A N FO R T C O L L I N S , C O L O R A D O %050 8/18/21 02 Submittal 10/13/21 03 Submittal 11/23/21 04 Submittal 12/16/21 PC Approved 3/9/22 06 Submittal 5/11/22 Final NOT FOR CONSTRUCTION 1RUWK&ROOHJH$YHQXH )RUW&ROOLQV&RORUDGR 3 ZZZQRUULVGHVLJQFRP &21&(378$/'5$:,1*68%-(&772&+$1*( &277$*(+20($'8/277<3,&$/127726&$/( &21&(378$/'5$:,1*68%-(&772&+$1*( $&&(6625<':(//,1*81,7&277$*(+20(6 6,1*/()$0,/<'(7$&+('$'8/277<3,&$/127726&$/( &21&(378$/'5$:,1*68%-(&772&+$1*( $&&(6625<':(//,1*81,76,1*/()$0,/<&20021/276 6,1*/()$0,/<'(7$&+(' '83/(;&20021/276127726&$/( &21&(378$/'5$:,1*68%-(&772&+$1*( +286,1*7<3(/277<3,&$/6 /277<3,&$/127(6 7<3,&$/ /$<2876 5()/(&7 %8/. 67$1'$5'6 &219(<(' :,7+,1 7+,6 08/%(55< *5((1),(/'6 38' 0$67(5 3/$1 $1' 5(35(6(17 08/7,3/( %87 127 $// &21),*85$7,216 )25 ($&+ /27 &20321(17 '(3,&7(' :,'7+ $1' ',0(16,216 0$< &+$1*( $6 $335235,$7( 3529,'(' '(6,*1 ,6 &216,67(17 :,7+ 7+( '(9(/230(17 67$1'$5'65()(5727+('(9(/230(1767$1'$5'67$%/(216+((72)7+,638' 0$67(53/$1)2563(&,),&',0(16,216$1''(9(/230(1767$1'$5'6 7+(6(/277<3,&$/',$*5$06)2572:1+20($1''83/(;5(6,'(17,$/86(6$33/<72 %8,/',1*6:,7+7:225025($77$&+('81,76 $33/,&$17: +$57)25'$48,6,7,216 *22'0$15' 7,01$7+&2 ITEM 2, ATTACHMENT 2 Packet pg. 79 ',675,&7 PHASE 6 ',675,&7 PHASE 1 ',675,&7 PHASE 3 ',675,&7 PHASE 7 ',675,&7 PHASE 4 ',675,&7 PHASE 2 &2 2 3 ( 5 6 / 2 8 * + ($6708/%(55<'5,9( ($6708/%(55<'5,9( ($6708/%(55<'5,9( &223(56/28*+ ($679,1('5,9( ($6708/%(55<'5,9( RI 3+$6,1*3/$1 NORTH 0 200100 400 SCALE 1" = 200' DATE: SHEET TITLE: DATE: SHEET TITLE: &+ ( & . ( ' % < '5 $ : 1 % < MU L B E R R Y & G R E E N F I E L D S PU D M A S T E R P L A N FO R T C O L L I N S , C O L O R A D O %050 8/18/21 02 Submittal 10/13/21 03 Submittal 11/23/21 04 Submittal 12/16/21 PC Approved 3/9/22 06 Submittal 5/11/22 Final NOT FOR CONSTRUCTION 1RUWK&ROOHJH$YHQXH )RUW&ROOLQV&RORUDGR 3 ZZZQRUULVGHVLJQFRP 352326('3+$6,1*%281'$5< 127( x 3+$6,1*3/$1,6&21&(378$/$1'68%-(&772&+$1*('85,1*7+(),1$/3/$1352&(66 3+$6(62568%3+$6(60$<%('(9(/23(',1$1<6(48(1&(25&21&855(17/<3529,'(' 7+$7$//,03529(0(1761(&(66$5<$5(,13/$&(25:,//%(,13/$&($63$572)7+( '(9(/230(172)7+(63(&,),&3+$6(67+,6,1)250$7,21:,//%(3529,'('$63$572))8785( ),1$/3/$1$33/,&$7,216 3+$6,1*3/$1 /(*(1' ',675,&7 3+$6( ',675,&7 3+$6( ',675,&7 3+$6( ',675,&7 3+$6( ',675,&7 3+$6( $33/,&$17: +$57)25'$48,6,7,216 *22'0$15' 7,01$7+&2 ,7(0$77$&+0(17 3DFNHWSJ ITEM 2, ATTACHMENT 2 Packet pg. 81 Headline Copy Goes Here Senior City Planner Kai Kleer Bloom Filing Three PDP220011 12/21/2023 ITEM 2, ATTACHMENT 3 Packet pg. 82 Headline Copy Goes HereProject Overview 2 Location • Located between the Barker property and Aria Way, approximately one- quarter mile north of E. Mulberry St. • 16.36-acre site within the Mulberry & Greenfields PUD Proposal Overview • 15 multi-family buildings split into two phases • 3- story • 360 units w/ 594 parking spaces • Clubhouse, pool, tot-lot, bark park, and field area. Zoning • Zoned Low and Medium Density Mixed-Use Neighborhood (LMN) and (MMN) • PUD District 2 Overlay International Blvd. Donella Ar i a W a y Gr e e n f i e l d s D r i v e E Mulberry Street NORTH ITEM 2, ATTACHMENT 3 Packet pg. 83 Headline Copy Goes HereMulberry Metro District 3 Approved by City Council on April 16, 2019, which included the following Public Benefits: • 800 kW solar power • Non-Potable irrigation system • Pollinator corridors • Rail crossing • Gateway round-a-bout funding • Alley loaded homes • Enhanced pedestrian crossings • Neighborhood parks • Swimming pool • Commercial promenade • 15% Affordable housing • Mulberry frontage improvements ITEM 2, ATTACHMENT 3 Packet pg. 84 Headline Copy Goes HereMulberry & Greenfields PUD 4 Approved by Planning and Zoning Commission on December 16, 2021 NO R T H ITEM 2, ATTACHMENT 3 Packet pg. 85 Headline Copy Goes HereArea Context 5 NORTH ITEM 2, ATTACHMENT 3 Packet pg. 86 Headline Copy Goes HereAerial View 6 SITE View 1 View 2 ITEM 2, ATTACHMENT 3 Packet pg. 87 Headline Copy Goes HereSite Photo - Looking South, View 1 7 SITE ITEM 2, ATTACHMENT 3 Packet pg. 88 Headline Copy Goes HereSite Photo - Looking West, View 2 8 SITE ITEM 2, ATTACHMENT 3 Packet pg. 89 Headline Copy Goes HereSite Plan 9 Buildings:15 • Modification Request for building variation Unit Count: • 360, 264 Affordable Vehicle Parking: 594 • Modification Request for parking • On-street parking for Angela, Bode, Aria and Donella • 60 garage spaces for additional fee. NO R T H Aria Way In t e r n a t i o n a l B o u l e v a r d Do n e l l a D r i v e Bo d e B o u l e v a r d An g e l a A v e n u e Delozier Road Phase 2 Phase 1 ITEM 2, ATTACHMENT 3 Packet pg. 90 Headline Copy Goes Here 10 Modification Request #1 – 3.2.2(K)(1)(a) – Parking Modification Request #1 • Based on the proposed unit and bedroom count, the project would be required to provide a total of 615 parking spaces. The plan provides 594 parking spaces. Applicant’s Justification x The modification is ‘nominal and inconsequential’ and the project would ‘alleviate a defined community need’. x The development proposal proposes a reduction of parking of only 21 spaces, or 3.5%. x The development has 60 garage spaces which do not count towards the minimum parking requirements as they are rented separately. However, if they were counted, we would have 39 more spaces than is required. x The city is considering reducing the parking requirements city wide in the next land use code revision. x As currently designed, the proposed average ratio of 1.65 spaces per unit falls in line with the hundreds of Pedcor Investments projects around the country that are already in service. x The project is providing 264 units of affordable housing and would substantially address an important community need as defined by the Housing Strategic Plan and City’s Comprehensive Plan. ,7(0$77$&+0(17 3DFNHWSJ Headline Copy Goes Here 11 Modification Request #1 – Staff Findings Staff Findings: Detriment to the public good. Staff finds the following: x The reduction provides a quantity of parking spaces that exceeds the ITE Parking Generation Manual average estimated demand for parking. x The development provides a multi-modal street framework that is segmented into smaller more traditional block sizes that make it easier for people to walk or bike. x Any parking spill-over would likely be contained within the master planned community and would not have an impact to existing residents. Alleviate a defined community need. Staff finds the following: x The City has had a strategic plan for housing since 1999. In 2015, City Council adopted the previous version, the Affordable Housing Strategic Plan, which set a goal of 10% of all housing units to be affordable by 2040. In 2021 the City updated this plan and recommitted to this goal. The Plan provides analysis and identifies the largest housing shortage for those households between 0 and 60% of the Area Median Income. x The proposed project substantially addresses an important community need by providing 264 units at 60% AMI. Nominal and Inconsequential. Staff finds the following: x Staff has analyzed this project in comparison to the Parking Generation Manual and found that exceeds the highest percentile demand (530 weekday and 479 weekend) anticipated for the project. x At City Council’s October 17, 2023, Regular Meeting, City Council adopted Land Use Code changes that will go into effect on January 1, 2024, which reduces the required parking for multi-family housing types. The approved updates would reduce parking standards for multi-unit developments from 1.5 to 1 for 1-bedroom units and from 1.75 to 1.5 for two-bedroom units. It should be noted that a referendum petition to repeal the code changes has been filed with the City Clerk and if sufficient signatures are verified, Council will likely take action that would reverse these changes from going into effect on December 19. x Under this alternative parking ratio the development would be required to provide a minimum of 450 parking spaces, excluding garages (60) and on street parking (54), the plan provides 540 off-street parking spaces. ,7(0$77$&+0(17 3DFNHWSJ Headline Copy Goes Here 12 Modification Request #2 – PUD Standard F.3. Modification #2 – Variation Among Buildings • This is a PUD standard that calls for “at least three distinctly different building designs”. • This request is to allow for all building to share similar architectural characteristics. Applicants Justification Includes: • The request is based on Criterion 1 - ‘equal to or better’, Criterion 2 - ‘alleviating a defined community need’, and ‘nominal and inconsequential’. x The building footprint variations and the color scheme variations will provide the necessary building diversity. x The development proposal proposes a large amount of solar which is a community goal of reducing greenhouse emissions. This required us to simplify roof forms in order to maximize the amount of solar panels on the roofs. x In order to build an affordable housing community that meets families at or below 60% of the area median income (AMI), granting this modification would allow more efficient construction of the units to meet this income level on this site. x The requested variation among buildings modification only slightly varies from the requirement by providing a variety of buildings shapes and color variation, while using similar building materials on each building type. ,7(0$77$&+0(17 3DFNHWSJ Headline Copy Goes Here 13 Modification Request #2 ITEM 2, ATTACHMENT 3 Packet pg. 94 Headline Copy Goes Here 14 Modification Request #2 Staff Findings Detriment to the Public Good The purpose of the standard is to promote a variety in building form and visual interest of new development. Staff finds that the project is not detrimental to the public good by: x Providing an overall design that aims to create a visually appealing and varied facade with architectural features that add depth and contrast. The proposed use of brick is a high-quality material that covers a significant portion of the building and provides enhanced details such as sills, lentils, changes in coursing, and banding. x Alleviating a defined community need by providing 264 units of affordable housing to households earning 60% Area Median Income (AMI) which is identified as the AMI percentile with the greatest amount of unit shortage in the community. These aspects provide an enhanced level of urban design and consistency with the vision and objectives of the city's comprehensive plan and housing strategic plan. “Equal to or Better” x Providing a design that creates a significant level of ground and second floor visual interest through architectural elements such as brackets, overhangs, window and door muntins, projections, recesses, changes in color, and ground floor patios. x Providing high quality brick that spans from grade to the top of the second floor and sometimes in-between based on the building type. In all building types, brick is used in a way to create depth and visual interest through the incorporation of sills, lentils, changes in brick coursing, and banding. x Being part of a larger master planned community the project is juxtaposed with filings that vary significantly in architectural design. “Alleviates a defined community need” • The project meets 2.8.2(H)(2) by providing 264 units of deed restricted affordable housing. Additionally, the units will serve households at a 60% Area Median Income which is identified in the 2021 Housing Strategic Plan as the AMI range with the greatest unit shortage. ,7(0$77$&+0(17 3DFNHWSJ Headline Copy Goes HereLandscape Plan 15 NO R T H ITEM 2, ATTACHMENT 3 Packet pg. 96 Headline Copy Goes HerePedestrian Spine & Pollinator Corridors 16 NO R T H ITEM 2, ATTACHMENT 3 Packet pg. 97 Headline Copy Goes Here 17 Site Plan – Block Size, Circulation, Building Layout, and Gathering Areas NO R T H ITEM 2, ATTACHMENT 3 Packet pg. 98 Headline Copy Goes Here 18 Site Lighting ITEM 2, ATTACHMENT 3 Packet pg. 99 Headline Copy Goes HereCompatibility 19 ITEM 2, ATTACHMENT 3 Packet pg. 100 Headline Copy Goes HerePrivacy Considerations 20 ITEM 2, ATTACHMENT 3 Packet pg. 101 Headline Copy Goes HereMulberry & Greenfields PUD Master Plan 21 ITEM 2, ATTACHMENT 3 Packet pg. 102 Headline Copy Goes HereDistrict 2 – Standards 22 No maximum density • 28.8 du/ac Four Housing types required in District 2 • Three provided between Filing 3 and 4 Facing Uses • Bloom Filing Two, Bloom Filing Three and District 3 Max Height – 5 stories • Three stories proposed Floor Area •No maximum ITEM 2, ATTACHMENT 3 Packet pg. 103 Headline Copy Goes HereAccess to Park Central Feature or Gather Place 23 ITEM 2, ATTACHMENT 3 Packet pg. 104 Headline Copy Goes HereMulti-family Block Requirement 24 ITEM 2, ATTACHMENT 3 Packet pg. 105 Headline Copy Goes HereVariation Among Buildings 25 Building A1 Building Type 3 Building Type 4 Building Type 2Building Type 1 ITEM 2, ATTACHMENT 3 Packet pg. 106 Headline Copy Goes HereEntrances 26 Building Type 4 Building Type 3 Building Type 2 Building Type 1 ITEM 2, ATTACHMENT 3 Packet pg. 107 Headline Copy Goes HereRoofs 27 ITEM 2, ATTACHMENT 3 Packet pg. 108 Headline Copy Goes HereFacades & Walls 28 ITEM 2, ATTACHMENT 3 Packet pg. 109 Headline Copy Goes HereColors & Materials – Scheme 1 29 ITEM 2, ATTACHMENT 3 Packet pg. 110 Headline Copy Goes HereColors & Materials – Scheme 2 30 ITEM 2, ATTACHMENT 3 Packet pg. 111 Headline Copy Goes HereColors & Materials – Scheme 3 31 ITEM 2, ATTACHMENT 3 Packet pg. 112 Headline Copy Goes HereColors & Materials – Scheme 4 32 ITEM 2, ATTACHMENT 3 Packet pg. 113 Headline Copy Goes HereColors and Materials 33 ITEM 2, ATTACHMENT 3 Packet pg. 114 Headline Copy Goes HerePublic Benefit Agreement 34 ITEM 2, ATTACHMENT 3 Packet pg. 115 Headline Copy Goes Here 35 Recommendation Staff recommends approval of Bloom Filing Three, PDP220011 and two Modifications of Standard to Land Use Code Section 3.2.2(K) and Mulberry & Greenfields PUD Master Plan Standard, Design Standards for Multi- Family Dwellings F.3. ITEM 2, ATTACHMENT 3 Packet pg. 116 Bloom Filing Three A N A P A R T M E N T C O M M U N I T Y F O R T C O L L I N S, C O L O R A D O ITEM 2, ATTACHMENT 4 Packet pg. 117 Bloom Filing Three 2 Architect: 5th Dimension Engineer: Aspen Engineering Planner: Vignette Studios La n dsca pe Arch it ect : Vignette Studios Developer: Pedcor Investements (Ryan Rodgers in attendance) Three ITEM 2, ATTACHMENT 4 Packet pg. 118 PEDCOR INVESTMENTS 3ESTMENTS THE PEDCOR DIFFERENCE A VERTICALLY INTEGRATED ORGANIZATION - WITH A 30 YEAR TRACK RECORD OF INNOVATION AND EXCELLENCE ITEM 2, ATTACHMENT 4 Packet pg. 119 PEDCOR IN COLORADO 4OLORADO The Creek at Cottonwood in Colorado Springs The Meadow at Dunkirk in Aurora Village at Thorncreek in Thornton Larkridge in Thornton Ashley Esates in Loveland Lakeview on the Rise in Fort Collins ITEM 2, ATTACHMENT 4 Packet pg. 120 BLOOM FILING THREE CONTEXT5REE CONTE MOSAIC BLOOM GR E E N F I E L D S CONIFER MULBERRY BARKER PROPERTY DE L O Z I E R SITE INTERNATIONAL DONELLA BLOOM TI M B E R L I N E ITEM 2, ATTACHMENT 4 Packet pg. 121 BLOOM FILING THREE CONTEXT6REE CONTE SITE BLOOM ITEM 2, ATTACHMENT 4 Packet pg. 122 BLOOM FILING THREE STREETS7REE STREE •Public streets on all four sides of our site •Two internal private streets align with Bloom Filing Four and divide our site into three blocks ITEM 2, ATTACHMENT 4 Packet pg. 123 BLOOM FILING THREE SITE PLAN 8REE SITE PL •360 Units •16.36 Gross Acres •15 Residential Buildings •615 Required parking spaces •594 Spaces are provided •60 External garages •660 bike parking spaces required •660 bike parking spaces provided BLOOM FILING FOUR BL O O M F I L I N G T W O ITEM 2, ATTACHMENT 4 Packet pg. 124 BLOOM FILING THREE AMENITIES9REE AMENIT CLUBHOUSE/ CENTRAL PARK DOG PARKOPEN SPACE •Clubhouse/Leasing center with full amenities , Pool, Mail Center •Central Park with Playground, Picnic Shelter, Grills, Seating •Dog Park •318,098 sf total Open Space, 44.6% of the site ITEM 2, ATTACHMENT 4 Packet pg. 125 BLOOM FILING THREE PEDESTRIA10REE PEDES •10’ Wide walk along Delozier Road •Primary pedestrian connection is along the East side of Aria Way •Pedestrian crosswalks at intersections of International Blvd, Donella Drive, and the internal private streets. ITEM 2, ATTACHMENT 4 Packet pg. 126 BLOOM FILING THREE SECTIONS11REE SECTIO ITEM 2, ATTACHMENT 4 Packet pg. 127 BLOOM FILING THREE SECTIONS12REE SECTIO ITEM 2, ATTACHMENT 4 Packet pg. 128 BLOOM FILING THREE PERSPECTI13REE PERSP ITEM 2, ATTACHMENT 4 Packet pg. 129 BLOOM FILING THREE PERSPECTI14REE PERSP ITEM 2, ATTACHMENT 4 Packet pg. 130 BLOOM FILING THREE PERSPECTI15REE PERSP ITEM 2, ATTACHMENT 4 Packet pg. 131 MODIFICATION OF STANDARD PAR16STANDARDITEM 2, ATTACHMENT 4 Packet pg. 132 MODIFICATION OF STANDARD PAR17STANDARD • • • ITEM 2, ATTACHMENT 4 Packet pg. 133 BLOOM FILING THREE ARCHITECT18REE ARCHIT ITEM 2, ATTACHMENT 4 Packet pg. 134 BLOOM FILING THREE TYPE 1 19REE TYPE 1 ITEM 2, ATTACHMENT 4 Packet pg. 135 BLOOM FILING THREE TYPE 1 20REE TYPE 1 ITEM 2, ATTACHMENT 4 Packet pg. 136 BLOOM FILING THREE TYPE 2 21REE TYPE 2 ITEM 2, ATTACHMENT 4 Packet pg. 137 BLOOM FILING THREE TYPE 2 22REE TYPE 2 ITEM 2, ATTACHMENT 4 Packet pg. 138 BLOOM FILING THREE TYPE 3 23REE TYPE 3 ITEM 2, ATTACHMENT 4 Packet pg. 139 BLOOM FILING THREE TYPE 3 24REE TYPE 3 ITEM 2, ATTACHMENT 4 Packet pg. 140 BLOOM FILING THREE TYPE 4 25REE TYPE 4 ITEM 2, ATTACHMENT 4 Packet pg. 141 BLOOM FILING THREE TYPE 4 26REE TYPE 4 ITEM 2, ATTACHMENT 4 Packet pg. 142 BLOOM FILING THREE ARCHITECT27REE ARCHIT TYPE I TYPE II TYPE III TYPE IV ITEM 2, ATTACHMENT 4 Packet pg. 143 BLOOM FILING THREE PERSPECTI28REE PERSP ITEM 2, ATTACHMENT 4 Packet pg. 144 BLOOM FILING THREE CLUBHOUS29REE CLUBH ITEM 2, ATTACHMENT 4 Packet pg. 145 BLOOM FILING THREE GARAGES30REE GARAG ITEM 2, ATTACHMENT 4 Packet pg. 146 BLOOM FILING THREE 6000 31REE 6000 ITEM 2, ATTACHMENT 4 Packet pg. 147 BLOOM FILING THREE ARCHITECT32REE ARCHIT TYPE I TYPE II TYPE III TYPE IV ITEM 2, ATTACHMENT 4 Packet pg. 148 BLOOM FILING THREE COMPARISO33REE COMPA TYPE IV TYPE II FILING TWO ITEM 2, ATTACHMENT 4 Packet pg. 149 BLOOM FILING THREE COMPARISO34REE COMPA TYPE II FILING FOUR FILING FOUR ITEM 2, ATTACHMENT 4 Packet pg. 150 BLOOM FILING THREE COMPARISO35REE COMPA TYPE III FILING FOUR TYPE I ITEM 2, ATTACHMENT 4 Packet pg. 151 BLOOM FILING THREE PERSPECTI36REE PERSP ITEM 2, ATTACHMENT 4 Packet pg. 152 BLOOM FILING THREE PERSPECTI37REE PERSP ITEM 2, ATTACHMENT 4 Packet pg. 153 BLOOM FILING THREE PERSPECTI38REE PERSP ITEM 2, ATTACHMENT 4 Packet pg. 154 BLOOM FILING THREE PERSPECTI39REE PERSP ITEM 2, ATTACHMENT 4 Packet pg. 155 BLOOM FILING THREE PERSPECTI40REE PERSP ITEM 2, ATTACHMENT 4 Packet pg. 156 MODIFICATION OF STANDARD BUI41STANDARDITEM 2, ATTACHMENT 4 Packet pg. 157 MODIFICATION OF STANDARD BUI42STANDARD • • • ITEM 2, ATTACHMENT 4 Packet pg. 158 QUESTIONS?43ITEM 2, ATTACHMENT 4 Packet pg. 159 Community Development & Neighborhood Services Planning & Development Services 281 North College Avenue P.O. Box 580 Fort Collins, CO 80522.0580 970.221.6376 970.224.6111- fax MEMORANDUM Date: December 21, 2023 To: Planning and Zoning Commission From: Kim Meyer, AICP, Principal Planner Re: Strauss Lakes PUD Pre-Application Hearing __________________________________________________________________ Executive Summary The purpose of this item is to allow the potential applicant of the Strauss Lakes development project in southwestern Fort Collins to receive preliminary, non-binding comments from the Planning and Zoning Commission regarding the applicant's revised proposed Planned Unit Development (PUD) Master Plan and to assist the developer in determining whether to file a PUD application. The order of the proceedings at the public hearing will be: 1. Director’s Overview 2. Prospective Applicant’s Presentation 3. Staff Response to Applicant Presentation 4. Public Comment 5. Applicant Response to Public Comment 6. Staff Response to Public Comment 7. Commission Questions and Discussion Background / Discussion Pre-Application Hearing In accordance with Sec. 2.1.6.B of the Land Use Code, potential Planned Unit Development (PUD) applicants are afforded the right to an optional Pre-Application PUD Overlay Proposal Review with the Planning and Zoning Commission (for projects 50-640 acres in size). Such review is intended to provide an opportunity for applicants to present conceptual information to the Planning and Zoning Commission (PZC) regarding the potential development prior to preparing and submitting detailed planning and engineering plans and documents for review. Packet pg. 160 The prospective applicant for the Strauss Lakes project has requested such a hearing and the Director has determined that the potential Strauss Lakes project in southwestern Fort Collins would have community-wide impact. This is the second such pre-application hearing requested for this project as the design team indicates they have made substantial design and use changes to the master plan and residential housing types, and responded to prior PZC input, since the initial pre- application hearing with Planning and Zoning Commission in January of 2022. The majority of the Strauss Lakes PUD properties are not currently annexed into the City and would be required to pursue annexation and zoning prior to, or in conjunction with, a PUD application. Public hearings before the Planning and Zoning Commission and City Council would be required for annexation and zoning. The PUD Master Plan requires a Type 2 review with Planning and Zoning Commission. Additional development processes and reviews would also be required prior to development-related construction. Overview of PUD Process & Review Criteria The PUD process and regulations were adopted by the City in July of 2018. The pre-application hearing process is an optional step for development projects greater than 50 acres in size and typically expected to be developed in multiple phases. The PUD process is administered as an Overlay to underlying zoning districts and is intended to provide design flexibility to large, complex developments that incorporate additional community benefits. A PUD Master Plan would provide an overall vision for long-term development of a site including the project phasing and the elements for which the applicant requests entitlement to specific land uses, densities, modifications to land use design standards, and variances to engineering standards. The Master Plan must have sufficient detail to serve as the overall guiding vision for the long-term development. After a PUD Master Plan is approved through a public hearing process, each subsequent development phase is subject to the review process applicable to the land use proposed. Development applications are evaluated for consistency and substantial conformance with any approved PUD Master Plan as well as compliance with current City codes, plans, and standards. Major components of a PUD Master Plan application would include: • List of uses, densities, and development standards to be added, modified, and/or vested • Overall site plan indicating the intensity and general configuration of the proposed uses • Transportation system, including vehicular, transit, bicycle and pedestrian circulation • Location of open space, natural habitat and features, floodways and other areas designated for preservation • Architectural concept plan including renderings, photographs, illustrations and supporting text describing architectural design intent • Phasing plan including a projected timeframe for each phase • List of unique use and design standards applicable to the PUD Master Plan PUD applications are reviewed for conformance with the following objectives in Section 4.29(B) of the Land Use Code: (1) Encourage conceptual level review of development for large areas. (2) In return for flexibility in site design, development under a PUD Overlay must provide public benefits significantly greater than those typically achieved through the Packet pg. 161 application of a standard zone district, including one or more of the following as may be applicable to a particular PUD Master Plan: (a) Diversification in the use of land; (b) Innovation in development; (c) More efficient use of land and energy; (d) Public amenities commensurate with the scope of the development; (e) Furtherance of the City's adopted plans and policies; and (f) Development patterns consistent with the principles and policies of the City's Comprehensive Plan and adopted plans and policies. (3) Ensure high-quality urban design and environmentally-sensitive development that takes advantage of site characteristics. (4) Promote cooperative planning and development among real property owners within a large area. (5) Protect land uses and neighborhoods adjacent to a PUD Overlay from negative impacts. City Plan Designation/Plan Amendment Process To accomplish the goals of their PUD, the Strauss Lakes applicant plans to request a Structure Plan map amendment. The Structure Plan is an element of the City's comprehensive plan, City Plan, which currently designates the property’s northern portion as “Parks, Natural/Protected Lands,” which would prohibit most types of development. The remainder of the site is designated as Mixed Neighborhood which has the following characteristics: Principal Land Uses: Single-family detached homes, duplexes, triplexes, and townhomes Supporting Land Use: ADUs, small scale multifamily buildings, small-scale retail, restaurants/cafes, community and public facilities, parks and recreational facilities, schools, places of worship Density: Between five and 20 principal dwelling units per acre (typically equates to an average of seven to 12 dwelling units per acre) Key Characteristics/Considerations (New Neighborhoods) • Provide opportunities for a variety of attached and detached housing options and amenities in a compact neighborhood setting; some neighborhoods also include (or have direct access to) small-scale retail and other supporting services. • Neighborhood Centers should serve as focal points within Mixed-Neighborhoods (see Neighborhood Mixed-Use District). • Typically located within walking/biking distance of services and amenities, as well as high-frequency transit. • Mixed-Neighborhoods built in a greenfield context should include a mix of housing options (lot size, type, price range, etc.). 3DFNHWSJ The process for amendments to the Structure Plan Map includes the following procedures: All requests for City Plan amendments shall be submitted to the City’s Planning, Development and Transportation Service Area at least 60 days prior to the hearing date for the Planning and Zoning Commission. A plan amendment will be approved if the City Council makes specific findings that: • The existing City Plan and/or any related element thereof is in need of the proposed amendment; and • The proposed amendment will promote the public welfare and will be consistent with the vision, goals, principles and policies of City Plan and the elements thereof. Public Outreach Notification of this hearing was conducted in accordance with Land Use Code Sec. 2.1.6.C and Sec. 2.2.6.A-D, as applicable, including posted and mailed notice not less than fourteen (14) days prior to the hearing. If the Strauss Lakes applicant proceeds with a future application for a PUD, two neighborhood meetings would be required with the first meeting held prior to submittal of the application, and a follow-up neighborhood meeting after the initial round of staff-level development review has been completed. Attachments 1. Vicinity Map, Zoning Map, and Structure Plan Map 2. Director’s Pre-Application Meeting Determination Letter (November 8, 2023) 3. Applicant’s Strauss Lakes Cover Letter 4. Strauss Lakes Sketch Plan 5. Strauss Lakes Master Plan 6. Strauss Lakes Regional Context (Trails and Open space) Plan 7. Strauss Lakes Open Space Plan 8. Staff presentation 3DFNHWSJ Rigden Reservoir Rigden Farm English Ranch Future East Community Park Environmental Learning Center Stone Ridge ITEM 4, ATTACHMENT 1 Packet pg. 69 ITEM 3, ATTACHMENT 1 Packet pg. 164 Zoning Map ITEM 4, ATTACHMENT 1 Packet pg. 70 ITEM 3, ATTACHMENT 1 Packet pg. 165 Structure Plan ITEM 4, ATTACHMENT 1 Packet pg. 71 ITEM 3, ATTACHMENT 1 Packet pg. 166 Community Development & Neighborhood Services 281 North College Avenue P.O. Box 580 Fort Collins, CO 80522.0580 970.416.2740 fcgov.com Planning, Development & Transportation Services November 8, 2023 Carolynne C. White Brownstein Hyatt Farber Schreck, LLP Delivered via email to: cwhite@bhfs.com Re: Strauss Lakes PUD Overlay - Pre-Application Review Eligibility Determination Dear Ms. White, On October 16, 2023, you submitted a request on behalf of your client, Cottonwood Land and Farms, LLC, for a preapplication hearing pursuant to Section 2.1.6(B) of the City of Fort Collins Land Use Code, with an accompanying request for a Preliminary Design Review of this PUD. Pursuant to Section 2.1.6(B), a pre-application hearing before the Planning and Zoning Commission may be requested if one criterion is satisfied, which is that the Director must determine that the proposed project is of “community-wide impact.” In a brief review of the facts of this proposed development, I have determined that the proposed Strauss Lakes project satisfies this criterion for the following reasons: •The size and potential mix of uses proposed for the property will impact citywide population, housing, employment, traffic, schools, and City and emergency services. •The location of the property presents a significant opportunity to increase the community’s access to a diverse housing mix. The Land Use Code specifies that each project may request only one pre-application hearing, and the Strauss Lakes PUD was granted such a hearing in January of 2022. However, following a review of this proposed PUD pre-application concept, I find that the current proposal provides for a substantively different project related to the proposed mix and density of housing types and land uses, inclusion of affordable housing, water conservation strategies, and a revised neighborhood configuration from prior concepts, and is therefore effectively proposing a new project that is eligible for a pre-application hearing. I also believe that with recent city- wide discussions related to housing and code updates, there is value for the City and the Applicant in reviewing the PUD plan and discussing the housing mix and various design elements for this development. A pre-application hearing will be scheduled before the Planning and Zoning Commission upon submission of funds necessary to cover the cost of public notice for the hearing. Please coordinate with Planning staff on the calculation of this cost. Subsequent Project Design Review ,7(0 $77$&+0(17 3DFNHW SJ Community Development & Neighborhood Services 281 North College Avenue P.O. Box 580 Fort Collins, CO 80522.0580 970.416.2740 fcgov.com Planning, Development & Transportation Services will ensue, per established processes and timelines, following the pre-application hearing and once all application materials are received by City Staff. I appreciate your interest in developing in Fort Collins and I look forward to learning more about the proposal. Sincerely, Paul Sizemore Director Community Development & Neighborhood Services ,7(0 $77$&+0(17 3DFNHW SJ Carolynne C. White Attorney at Law 303.223.1197 direct cwhite@bhfs.com www.bhfs.com Brownstein Hyatt Farber Schreck, LLP 303.223.1100 main 675 Fifteenth Street, Suite 2900 Denver, Colorado 80202 October 16, 2023 City of Fort Collins Development Review Center 281 North College Avenue Fort Collins 80524 RE: Cover Letter to Request for Pre‐Application PUD Overlay Proposal Review and Preliminary Design Review Application for Strauss Lakes Dear Sir or Madam: We represent and are land use counsel to Cottonwood Land and Farms LLC (“Cottonwood”) with respect to the proposed Strauss Lakes master planned development located on approximately 185 acres at the northeast corner of Horsetooth Road and Ziegler Road (the “Property”), as shown in more detail in the attached sketch plan (the “Sketch Plan”). This letter is intended to serve as a cover letter for our request for a pre‐application planned unit development overlay (“PUD Overlay”) proposal review (a “PUD Hearing”) pursuant to Section 2.1.6(B) of the Fort Collins Land Use Code (the “Code”) and Preliminary Design Review Application (the “PDR Application”) and to provide the City with additional information that may aid the City in reviewing the PUD Hearing request and PDR Application. The majority of the Property is located in unincorporated Larimer County, although a small portion of the southwest corner of the Property, approximately 17 acres, has been annexed to the City of Fort Collins (the “City”). Cottonwood intends to annex to the City the portion of the Property located in unincorporated Larimer County and to zone the Property as necessary to develop a mix of townhomes, carriage homes, live/work units, executive studios, apartments, and paired homes, as demonstrated on the Sketch Plan (the “Project”). As part of the Project, and as further demonstrated in the Sketch Plan, Cottonwood also proposes to develop a mix of commercial and medium density residential uses south of William Neal Parkway. This area may include affordable and attainable housing, office uses, business uses, and neighborhood commercial uses, including but not limited to retail, restaurant, daycare, and neighborhood support service uses. Cottonwood intends to process concurrently the following types of applications: Annexation and zoning of the portion of the Property located in unincorporated Larimer County; Amendment to the City’s Structure Plan (defined below); and PUD Overlay (defined below). ,7(0 $77$&+0(17 3DFNHW SJ October 16, 2023 Page 2 Subsequently, Cottonwood intends to process an Overall Development Plan (“ODP”) and Project Development Plan (“PDP”) pursuant to the development review procedures of the Code. Please note that Cottonwood submitted a preliminary design review application for a project for the Property in 2020 (the “Prior Project”), and a preliminary design review meeting with the City was held on May 6, 2020 for the Prior Project. Subsequently, the application for the Prior Project was withdrawn. In 2021, Cottonwood submitted a request for a PUD Hearing for a proposed development on the property, and a PUD Hearing was held before the Planning Commission on January 20, 2022. Cottonwood is requesting a new PUD Hearing for its new proposed PUD Overlay for the Project, which reflects a new vision and design. After the PUD Hearing, Cottonwood is requesting a preliminary design review for the Project as a whole. ANALYSIS Pursuant to the Code, an optional review is available to PUD Overlay applicants that have not begun any review procedures set forth in the Code, including a preliminary design review. For PUD Overlays between 50 and 640 acres in size, the optional review takes the form of a PUD Hearing before the Planning and Zoning Commission. Cottonwood is requesting a PUD Hearing before the Planning and Zoning Commission prior to any conceptual review or preliminary design review of the Project for two main reasons: (1) the PUD Overlay will have a community‐wide impact, and (2) the PUD Overlay is so different from any prior project submittal that a PUD Hearing is warranted. Firstly, for a pre‐application review to be conducted, the Code requires the Director of the Community Development and Neighborhood Services Department to make a written determination that the proposed PUD Overlay will have a “community‐wide impact.” The PUD Overlay for the Project will clearly have a “community‐wide impact” due to its significant public benefits, including a different mix of residential and commercial uses for the Property, a revised plan for affordable and attainable housing, additional apartments to serve as workforce housing for Colorado State University and the community, and open space. The new mix of residential and commercial uses will have a community‐ wide impact of increasing the City’s housing supply overall and increasing sales‐tax generation, which are both identified as community concerns in the Fort Collins City Plan (the “City Plan”). Because Cottonwood’s vision for the development is to harmoniously integrate employment options and housing, the result should be a dynamic mixed‐use system that would have a direct community‐wide impact by increasing the number of employment opportunities available in the City, and could also decrease community‐wide traffic concerns by shortening commutes and allowing residents to work in the same development where they live. With respect to open space, the PUD Overlay presents a unique way to increase the community’s access to recreational opportunities and utilize open space. The community parks and trail and road connections will facilitate a walkable and bikeable community with ,7(0 $77$&+0(17 3DFNHW SJ October 16, 2023 Page 3 connections from the residential and commercial uses to the open spaces, community parks and trail systems. Secondly, the PUD Overlay differs so significantly from prior the Prior Project that it represents a new project, and a PUD Hearing is warranted. A key departure from all prior concepts for the Property is the integration of affordable housing into the center of the Project, which has changed the mix of residential uses to such a significant extent that new builders are being brought on board to accommodate the Project. The Project has also shifted in its emphasis from condominiums to single family attached housing, which further changes the mix of uses and layout of the site. Additionally, the Project has been redesigned around a fresh vision of enhancing community spaces and implementing water‐wise strategies, which creates alternative landscape treatments and de‐emphasizes private yards. Given the new approach to the Project, and the new key players who will be involved as builders, a PUD Hearing is important for purposes of gathering feedback from the Planning and Zoning Commission and community members as early in the process as possible. The changes to the Project are of such a type that community feedback is welcome, appropriate, and necessary. For example, the proposed new mix of residential and commercial uses will affect employment opportunities, commutes and effects on multi‐modal transportation, and housing options. The revised plan for affordable and attainable housing will particularly affect members of the community that struggle to find housing, and the revised plan for workforce housing will directly impact members of the community that contribute significantly to the economy and culture of Fort Collins, including Colorado State University. The implementation of the new vision for a water‐wise community that de‐emphasizes yards and emphasizes open space will benefit from the input of people who will live in and around the Project. Due to the “community‐wide impact” of the Project, Cottonwood’s intent is to responsibly engage that very community so that the impact is as positive as possible and meets the needs of that community. The Code provides that only one PUD Hearing pursuant to Section 2.1.6(B) of the Code may be requested for any proposed PUD Overlay. However, as demonstrated by the analysis above, the PUD Overlay that is proposed as part of this Project is distinct from all prior proposals and has not yet been considered at a PUD Hearing. Furthermore, for all of the reasons described above, consideration of this PUD Overlay is consistent with the purpose of Section 2.1.6(B) to address issues that may be raised by staff and affected property owners. Therefore, this PUD Overlay is eligible for its own PUD Hearing, and Cottonwood respectfully requests a PUD Hearing prior to a preliminary design review. DESCRIPTION OF PROJECT ,7(0 $77$&+0(17 3DFNHW SJ October 16, 2023 Page 4 The portion of the Property located in the City is currently zoned Low Density Mixed‐Use Neighborhood District (“L‐M‐N”). Low density residential uses, including single‐family detached dwellings, two‐family dwellings, single‐family attached dwellings, and two‐family attached dwellings, are permitted by the current zoning, subject to administrative review. The “Structure Plan,” as an element of the City Plan, designates the main portion of the Property as a Mixed Neighborhood with a small portion in the north of the Property as Parks and Natural/Protected Lands. Mixed Neighborhoods allow single‐family detached homes, duplexes, triplexes, and townhomes along with small scale multifamily buildings for a density between 5 and 20 dwelling units per acre. The proposed land use is a mix of low density and medium density residential uses with an overall density of approximately 9.76 dwelling units per net acre, and thus is generally consistent with the Structure Plan designation of Mixed Neighborhoods. However, because residential development is not allowed in the areas designated as Parks and Natural/Protected Lands, an amendment to the Structure Plan will be necessary for development of the Project. The proposed uses are compatible with the surrounding area, because the surrounding neighborhoods have been developed with similar densities and similar uses, including townhomes and senior living. Additionally, the proposed commercial uses are intended to enhance the existing community by providing walkable services to the existing residents in surrounding areas. Cottonwood is also committed to preserving and creating open and recreational places near the Project. Cottonwood has consistently demonstrated this commitment in ways that have also benefitted the citizens of the City and the City’s preservation of natural areas, including the following:  A donation of 200+ acres to the Southeast Poudre Greenbelt Association north of Prospect Avenue for the preservation of open lands (now the Riverbend Ponds Natural Area);  A donation of 200+ acres of land south of Prospect Avenue to the City/CSU Environmental Learning Center now known as the Running Deer Natural Area;  A donation of 15 acres to the City that now is the home of the Hageman Earth Cycle business operation;  Donations of easements to the City of Greeley and the Town of Timnath for the Poudre Trail;  In 2014, bargain sale of approximately 59 acres east of the Property to the City Parks Department for the future East Community Park (the “Park”) and donation of clean fill and topsoil worth approximately $1,860,000 to the development of the Park. The Property can accommodate the future connection of the Poudre Trail to the City, and is adjacent to the Park as well as a large City reservoir. Further north is the Cache La Poudre River. Cottonwood is planning a street and sidewalk network that will provide great connectivity to these open spaces, the Park, and the Poudre Trail. Cottonwood will coordinate with the City to provide access through the ,7(0 $77$&+0(17 3DFNHW SJ October 16, 2023 Page 5 Project to the community park, and will coordinate on the routing of the Poudre Trail. Cottonwood is also enhancing the wildlife corridor and providing a 50‐foot buffer along the Boxelder Ditch, as required by the Code. Cottonwood will integrate stormwater management practices into the site design in accordance with City of Fort Collins guidelines and Colorado Department of Public Health and Environment requirements. This will include Low impact Development (LID) techniques to manage runoff and provide water quality treatment best management practices as part of the overall site and landscape design. Combined with storm sewer improvements, these design practices will control runoff through the project and safely convey flows downstream without adversely impacting adjacent properties. The Property is also governed by a mining permit issued by the State of Colorado, and reclamation efforts are continuing. When reclamation efforts are complete, Cottonwood expects to complete an Ecological Characterization Study prior to submitting an application for a PDP. Ultimately, Cottonwood’s goal is to create a high quality, walkable neighborhood with a diverse mix of residential uses in the heart of Fort Collins that will align with the City’s core values of livability, community, and sustainability. To that end, a key component of the Project, as demonstrated further in the Concept Plan, is the incorporation of affordable housing and attainable housing. Cottonwood is partnering with an affordable housing partner to ensure that the Project will include a diversity of housing types and price points, accommodating both market rate attainable housing and affordable housing. Cottonwood is also planning attainable housing for employees of Colorado State University. PROCEDURE I. Annexation and Zoning The Project will require the annexation to the City of the portions of the Property located in unincorporated Larimer County. The process for annexation and zoning of unincorporated lands is governed by Division 2.12 of the Code and Colorado Revised Statutes (“C.R.S.”) Section 31‐12‐101 et seq. Pursuant to the Code, a petition for annexation and annexation plat will be subject to review by the Planning and Zoning Board at a public hearing before City Council considers the petition for annexation. Code, § 2.12.3. The Property is eligible on a technical level for annexation pursuant to C.R.S. Section 31‐12‐104 because more than one‐sixth of the perimeter of the Property is contiguous with the City. More importantly, annexation of the Property will bring into the City an unincorporated area presently surrounded by the City on all sides, and enable the Property to develop in accordance with the City’s goals and plans. ,7(0 $77$&+0(17 3DFNHW SJ October 16, 2023 Page 6 As part of the annexation, Cottonwood will also seek approval of zoning pursuant to the Code that most closely aligns with the Project and that will subsequently serve as the underlying zoning for the PUD Overlay. This zoning is anticipated to be a mix of L‐M‐N, M‐M‐N, and Neighborhood Commercial. II. Amendment to the Structure Plan The Project will require an amendment to the Structure Plan that results in a designation of the entire area of the Property as Mixed Neighborhood. Currently, the Structure Plan designates the northwest corner of the Property as Parks and Natural/Protected Lands, but the Project envisions the development of homes in this area. The City Plan requires that any application for an amendment to the Structure Plan satisfy the following criteria: (1) the City Plan and/or any related element thereof is in need of the proposed amendment; and (2) the proposed amendment will promote the public welfare and will be consistent with the vision, goals, principles and policies of the City Plan and the elements thereof. City Plan, p. 221. The principal land uses for areas designated as Parks and Natural/Protected Lands are parks, open space, greenways, natural areas, wildlife habitat and corridors, outdoor recreation, community separators and agriculture. The Project is designed to be consistent with the City Plan’s emphasis on conserving, creating and enhancing ecosystems and natural spaces within Fort Collins (Principle ENV 1). Specifically, the Project is enhancing the wildlife corridor along the Boxelder Ditch and developing a community park. These portions of the Project comport with many policies and goals in the City Plan, including the following:  Policy ENV 1.6: Wildlife Corridors. Conserve and enhance wildlife movement corridors through a network of public open lands and natural habitat buffers along natural features such as streams.  Policy LIV 3.2: Access to Outdoor Spaces. Incorporate Nature in the City principles and other outdoor amenities into the design of high‐density projects, particularly in areas lacking convenient and direct access to nature.  Policy ENV 1.5: Access to Nature. Design trail routes in open lands to limit ecological impacts. Determination of type of trail or suitability for access will be made through an analysis of potential ecological impacts and city‐ and region‐wide recreation opportunities. Special attention will be given to environmentally sensitive and context‐sensitive trail design, location and construction. Mitigation strategies will be pursued to reduce or eliminate environmental impacts if a new trail is built. Ensure that development activities provide and maintain access to public open‐land areas, where appropriate. ,7(0 $77$&+0(17 3DFNHW SJ October 16, 2023 Page 7 Overall, the Project is also designed to enhance the vision, goals, principles and policies of the City Plan by promoting the City’s stated core values of livability, community, and sustainability, and specifically by promoting goals and policies, including but not limited to the following:  Generally: o Encouraging compact growth o Encouraging more housing options in neighborhoods. o Expanding housing choices o Recalibrating land use patterns to increase capacity. o Expanding workforce and affordable housing efforts o Increasing access to Nature in the City  Principle LIV 1: Maintain a compact pattern of growth that is well served by public facilities and encourages the efficient use of land.  Policy LIV 3.2: Access to Outdoor Spaces. Incorporate Nature in the City principles and other outdoor amenities into the design of high‐density projects, particularly in areas lacking convenient and direct access to nature.  Policy LIV 4.1: New Neighborhoods. Encourage creativity in the design and construction of new neighborhoods that: Provides a unifying and interconnected framework of streets, sidewalks, walkway spines and other public spaces; Expands housing options, including higher‐density and mixed‐use buildings; Offers opportunities to age in place; Improves access to services and amenities; and Incorporates unique site conditions.  Policy LIV 5.1: To enhance community health and livability, encourage a variety of housing types and densities, including mixed‐used developments that are well served by public transportation and close to employment centers, shopping, services and amenities.  Policy LIV 5.2: Supply of Attainable Housing. Encourage public and private sectors to maintain and develop a diverse range of housing options, including housing that is attainable (30% or less of monthly income) to residents earning the median income. Options could include ADUs, duplexes, townhomes, mobile homes, manufactured housing and other “missing middle” housing types.  Policy LIV 5.3: Land for Residential Development. Use density requirements to maximize the use of land for residential development to positively influence housing supply and expand housing choice.  Policy LIV 5.5: Integrate and Distribute Affordable Housing. Integrate the distribution of affordable housing as part of individual neighborhoods and the larger community. Therefore, Cottonwood expects that the Project will fulfill the criteria for an amendment to the Structure Plan. ,7(0 $77$&+0(17 3DFNHW SJ October 16, 2023 Page 8 III. PUD Overlay This Project will require approval of a planned unit development overlay (“PUD Overlay”) in order to achieve the goals of the Project, which is complex and would require many deviations from underlying L‐M‐N, M‐M‐N and Neighborhood Commercial zoning. The purpose of a PUD Overlay is to provide a process for applicants for complex development projects to achieve flexible site design through customized uses, densities, and development standards. Code, § 2.1.3(F)(1). Projects located within an approved PUD Overlay must provide significant public benefits that would not be available through traditional development procedures. Id. To approve a PUD Overlay for a site between 50 and 640 acres, the Planning and Zoning Board must find that it meets the following criteria: (a) The master plan for the PUD Overlay (the “PUD Master Plan”) achieves the purpose and objectives of Sections 4.29 (A) and (B) of the Code; (b) The PUD Master Plan provides high quality urban design within the subject property or properties; (c) The PUD Master Plan will result in development generally in compliance with the principles and policies of the City Plan and adopted plans and policies; (d) The PUD Master Plan will, within the PUD Overlay, result in compatible design and use as well as public infrastructure and services, including public streets, sidewalks, drainage, trails, and utilities; and (e) The PUD Master Plan is consistent with all applicable general development standards in Article 3 of the Code, except to the extent such development standards have been modified pursuant to the process set forth in the Code. Code, § 4.29(D). The Project is designed to provide significant public benefits, including affordable and attainable housing, a connection to the Poudre Trail, street and sidewalk improvements, drainage improvements, and other benefits as demonstrated by the Sketch Plan. The PUD Overlay will facilitate the development of these significant benefits as well as development of a high quality, walkable neighborhood that would not otherwise be possible without the PUD Overlay. Most importantly, a PUD Overlay will allow the Project to be developed without a myriad of modifications of standards and variances that would otherwise be required. ,7(0 $77$&+0(17 3DFNHW SJ October 16, 2023 Page 9 IV. ODP and PDP The Project will require approval of an ODP and PDP as part of the development review process governed by the Code. Further information about how the Project satisfies the criteria for approval of an ODP and PDP as defined in the Code will be provided when the applications for an ODP and PDP are prepared. CONCLUSION This cover letter to Cottonwood’s PDR Application provides an overall illustration of the Project and the approvals sought by Cottonwood as part of the development review process. For the reasons described throughout this cover letter, Cottonwood respectfully requests a PUD Hearing followed by a preliminary design review in order to start the process. On behalf of Cottonwood, we look forward to developing a successful project in cooperation with the City. Sincerely, Carolynne C. White Enclosures 25987428.11 ,7(0 $77$&+0(17 3DFNHW SJ HORSETOOTH ROAD (2 LANE ARTERIAL) ZI E G L E R R O A D (2 L A N E A R T E R I A L ) WILLIA M N E A L P A R K W A Y ( C O L L E C T O R ) PERCHERON DRIVE (COLLECTOR) PARCEL C +/- 6.91 AC PROPOSED ZONING: LMN RIGDEN RESERVOIR PARCEL D +/- 4.73 AC PROPOSED ZONING: LMN PARCEL E +/- 3.45 AC PROPOSED ZONING: NEIGHBORHOOD COMMERCIAL PARCEL F +/- 10.36 AC PROPOSED ZONING: MMN PARCEL G +/- 6.82 AC PROPOSED ZONING: LMN PARCEL H +/- 89.72 AC PROPOSED ZONING: LMN PARCEL I +/- 15.95 AC PROPOSED ZONING: LMN PARCEL A +/- 22.65 AC PROPOSED ZONING: MMN EAST COMMUNITY PARK +/- 57.97 AC FLATIRON POND B O X E L D E R D I T C H B O X E L D E R D I T C H B O X E L D E R D I T C H F O S S I L C R E E K I N L E T D I T C H FO S S I L C R E E K I N L E T D I T C H FO S S I L C R E E K I N L E T D I T C H HORSETOOTH ROAD (2 LANE ARTERIAL) ZI E G L E R R O A D (2 L A N E A R T E R I A L ) POLLINATOR PARK COTTONWOOD PARK SILVER POPLAR PARK PARCEL B +/- 22.32 AC FLATIRON POND PARK NORTHSCALE 1" = 200'-0" 200'0 300'400'STRAUSS LAKES SKETCH PLAN 09.25.23 RESIDENTIAL DENSITY CALCULATIONS GROSS ACREAGE (EXCLUDING EAST COMMUNITY PARK)182.91 AC NET ACREAGE 130.19 AC NATURAL HABITATS AND FEATURES 45.34 AC PARKS AND OPEN SPACE 5.33 AC DEDICATED PEDESTIRAN / BICYCLE PATH CONNECTIONS 2.05 AC TOTAL UNITS 1,307 UNITS GROSS RESIDENTIAL DENSITY 7.15 DU/AC NET RESIDENTIAL DENSITY 10.04 DU/AC LEGEND PROPERTY BOUNDARY CONCEPTUAL DEVELOPMENT BUBBLES 50' DITCH BUFFER (TOP OF BANK) 100' FLATIRON POND OFFSET POTENTIAL FUTURE CONNECTION CONCEPTUAL PARK LOCATIONS ITEM 3, ATTACHMENT 4 Packet pg. 178 EAST COMMUNITY PARK BOXELDER DITCH 50’ SETBACK FROM DITCH & 100’ SETBACK FROM FLAT IRON POND (TYPICAL) 50’ SETBACK FROM DITCH (TYPICAL) FOSSIL CREEK INLET DITCH RIGDEN RESERVOIR PERCHERON DRIVE (COLLECTOR) HORSETOOTH ROAD ZI E G L E R R O A D ZI E G L E R R O A D WILLIAM NEAL PKWY. (COLLECTOR) SILVER POPLAR PARK COTTONWOOD PARK POLLINATOR PARK DETENTION DETENTION LOT CALCULATIONS LIVE / WORK LOTS .......................................................................... 44 LARGE TOWNHOMES ...................................................................... 338 SINGLE FAMILY LOTS ...................................................................... 82 CARRIAGE HOME LOTS .................................................................. 127 SMALL TOWNHOMES ..................................................................... 192 MEDIUM TOWNHOMES .................................................................... 32 CSU / COMMUNITY / WORK FORCE APARTMENTS ..................... 204 PAIRED HOMES ................................................................................ 144 McDERMOTT AFFORDABLE HOUSING ........................................ 144 UNITS ................................................................................................. 16 (17,500 SF OF GROUND FLOOR COMMERCIAL) TOTAL ................................................................................................ 1,323 LOT SUMMARY LIVE / WORK LOTS LARGE TOWNHOMES SINGLE FAMILY LOTS CARRIAGE HOME LOTS SMALL TOWNHOMES MEDIUM TOWNHOMES CSU / COMMUNITY / MARKET RATE APARTMENTS PAIRED HOMES McDERMOTT AFFORDABLE HOUSING MIXED-USE FLATIRON POND 1:200 0’200’300’400’ STRAUSS LAKES MASTER PLAN MASTER PLAN ITEM 3, ATTACHMENT 5 Packet pg. 179 PROSPECT ROAD HARMONY ROAD HORSETOOTH ROAD / E CR 40HORSETOOTH ROAD ZI E G L E R R O A D ZIEGLER ROAD IN T E R S T A T E 2 5 IN T E R S T A T E 2 5 WALMART COSTCO HEWLETT-PACKARD CAMPUS BANNER FORT COLLINS MEDICAL CENTER FRONT RANGE VILLAGE RIGDEN FARM STONE RIDGE FOXSTONE WOODLAND PARK HARMONY PARK CACHE LA POUDRE RIVER CORRIDOR ST R A U S S C A B I N R O A D STRAUSS LAKES - REGIONAL CONTEXT MAP 12.04.23 CITY OF FORT COLLINS WATER DEPARTMENT CITY OF FORT COLLINS COMMUNITY PARK BOXELDER SANITATION DISTRICT CITY OF FORT COLLINS OPEN LANDS CITY OF FORT COLLINS OPEN LANDS FUTURE OPEN LANDS WETLANDS BANK STRAUSS LAKES FUTURE PHASE WILLIAM NEAL PARKWAY PERCHERON DRIVE BUCKING HORSE COTTONWOOD HOLLOW NATURAL AREA RUNNING DEER NATURAL AREA FUTURE OPEN LANDS WETLANDS BANK HARMONY ROAD TI M B E R L I N E R O A D TI M B E R L I N E R O A D TRAILS AT TIMBERLINE RIVERBEND PONDS NATURAL AREA CATTAIL CHORUS NATURAL AREA PROSPECT ROAD COLORADO WELCOME CENTER HAGEMAN EARTH CYCLE MULBERRY ST. / HWY 14MULBERRY ST. / HWY 14 CSURFCSU ENVIRONMENTAL LEARNING CENTER 1:600 0 600 900 1200 ITEM 3, ATTACHMENT 6 Packet pg. 180 STRAUSS LAKES OPEN SPACE PLAN 09.18.23 LEGEND: PROPOSED TRAILS MULTIMODAL TRANSIT STOP PROPOSED CONNECTION EAST COMMUNITY PARK EAST COMMUNITY PARK FLATIRON POND PARK | 1,320’ OFFSET (5 MINUTE WALK) COTTONWOOD PARK | 1,320’ OFFSET (5 MINUTE WALK)POLLINATOR PARK | 1,320’ OFFSET (5 MINUTE WALK) SILVER POPLAR PARK | 1,320’ OFFSET (5 MINUTE WALK) EAST COMMUNITY PARK EAST COMMUNITY PARK SILVER POPLAR PARK SILVER POPLAR PARK SILVER POPLAR PARK SILVER POPLAR PARK COTTONWOOD PARK COTTONWOOD PARK COTTONWOOD PARK COTTONWOOD PARK POLLINATOR PARK POLLINATOR PARK POLLINATOR PARK POLLINATOR PARK FLATIRON POND PARK FLATIRON POND PARK FLATIRON POND PARK FLATIRON POND PARK ITEM 3, ATTACHMENT 7 Packet pg. 181 Strauss Lakes – PUD Pre-Application Hearing Kim Meyer ITEM 3, ATTACHMENT 8 Packet pg. 182 Pre-Application Hearing Process Purpose: Decision-making Tool To allow a potential applicant to receive preliminary comments from the P&Z Commission regarding the applications proposed Planned Unit Development (PUD) Master Plan and to assist the developer in determining whether to file an application for a PUD. (LUC §2.1.6B) ITEM 3, ATTACHMENT 8 Packet pg. 183 Order of Proceedings 1. Director’s Overview 2. Potential Applicant’s Presentation 3. Staff Response to Applicant Presentation 4. Public Comment* 5. Applicant Response to Public Comment 6. Staff Response to Public Comment 7. Commission Questions and Discussion *Notice was mailed 14 days in advance, to owners within 800 feet. 3 ITEM 3, ATTACHMENT 8 Packet pg. 184 Subject Property • NE corner of Zeigler & Horsetooth • North to RR, by CSU Env Learning Center • East 0.6 mile (3000’) • Approx 185 Acres • Boxelder and Fossil Creek Ditches • Future East Community Park to East • Structure Plan • Mixed Neighborhood • Parks and Natural/Protected Lands • 14 Ac Annexed & Zoned LMN ITEM 3, ATTACHMENT 8 Packet pg. 185 Required Development Processes • Structure Plan Amendment • From Parks and Natural/ Protected Lands to Mixed Neighborhood • Annexation & Zoning • PUD Overlay / Master Plan • Project Development Plans & Subdivisions • Requires at least 2 Neighborhood Meetings & 2 Public Hearings (Planning & Zoning and City Council) ITEM 3, ATTACHMENT 8 Packet pg. 186 Structure Plan Amendment Overview Hearings: Planning & Zoning reviews and makes recommendation to the City Council for final determination. Structure Plan Amendment Criteria: • The existing City Plan and/or any related element thereof is in need of the proposed amendment; and, • The proposed amendment will promote the public welfare and will be consistent with the vision, goals, principles, and policies of City Plan and the elements thereof. ITEM 3, ATTACHMENT 8 Packet pg. 187 Annexation & Zoning Overview Annexation & Zoning: • Planning & Zoning makes Recommendation to Council Criteria for Zoning (§LUC 2.9.4.H(3)): • Compatibility with Existing and Proposed land uses; • Mitigates adverse impacts to adjacent natural environment and elements; • Results in logical and orderly development pattern. ITEM 3, ATTACHMENT 8 Packet pg. 188 Overview of PUD Overlay • PUD Overlay Zone and Master Plan • Planning & Zoning is decision-maker • Purpose & Objectives for PUD (§LUC 4.29): • Provides design flexibility to provide creative development • Significant public benefits provided: diversity of uses, innovation, efficiency, public amenities, high quality design • Multi-phase development that needs extended vesting of development rights. ITEM 3, ATTACHMENT 8 Packet pg. 189 Proposed Strauss Lakes PUD: •1323 DU on 185 Ac.(7.1 DU/Ac) •Single Family •Paired Homes •Townhomes •Live/Work •Affordable •Workforce & Student ITEM 3, ATTACHMENT 8 Packet pg. 190 Proposed Strauss Lakes PUD: Regional Context Map with Poudre Trail Extension & Connectivity ITEM 3, ATTACHMENT 8 Packet pg. 191 Proposed Strauss Lakes PUD: Parks & Open Spaces “5-Minute Walk” Radius ITEM 3, ATTACHMENT 8 Packet pg. 192 RECAP - Pre-Application Hearing Process Purpose: Decision-making Tool To allow a potential applicant to receive preliminary comments from the P&Z Commission regarding the applications proposed Planned Unit Development (PUD) Master Plan and to assist the developer in determining whether to file an application for a PUD. (LUC §2.1.6B) ITEM 3, ATTACHMENT 8 Packet pg. 193 Proposed Strauss Lakes PUD ITEM 3, ATTACHMENT 8 Packet pg. 194 Strauss Lakes - PUD Concept Review FORT COLLINS,COLORADO 1 ITEM 3, ATTACHMENT 9 Packet pg. 195 Strauss Lakes - PUD Concept Review FORT COLLINS,COLORADO 2 Cottonwood Land and Farms, LLC Bill McDowell TB|Group Cathy Mathis | Cavan Anton Brownstein Hyatt Farber Schreck Carolynne White | Angela Hygh White Bear Ankele Tanaka & Waldron Robert Rogers | Eve Velasco McDermott Properties Arthur McDermott | Andy Seed | Keith Holmes Sanitas Group Curtis Stevens Fehr & Peers Ann Bowers Cedar Creek Associates Jesse Dillon Anderson Consulting Engineers Brad Anderson | Brian Smith ITEM 3, ATTACHMENT 9 Packet pg. 196 ITEM 3, ATTACHMENT 9 Packet pg. 197 Strauss Lakes - PUD Concept Review FORT COLLINS,COLORADO 4 ITEM 3, ATTACHMENT 9 Packet pg. 198 ITEM 3, ATTACHMENT 9 Packet pg. 199 Strauss Lakes - PUD Concept Review FORT COLLINS,COLORADO 6 ITEM 3, ATTACHMENT 9 Packet pg. 200 ITEM 3, ATTACHMENT 9 Packet pg. 201 ITEM 3, ATTACHMENT 9 Packet pg. 202 Strauss Lakes - PUD Concept Review FORT COLLINS,COLORADO 9 ITEM 3, ATTACHMENT 9 Packet pg. 203 Strauss Lakes - PUD Concept Review FORT COLLINS,COLORADO 10 LIVE / WORKLOTS LARGETOWNHOMES SINGLE FAMILY HOMES CARRIAGE HOME LOTS SMALLTOWNHOMES MEDIUM TOWNHOMES CSU / COMMUNITY / WORK FORCE APARTMENTS PAIRED HOMES McDERMOTT AFFORDABLE HOUSING MIXED-USE UNITS (17,500 SF OF GROUND FLOOR COMMERCIAL) 44 338 82 127 192 32 204 144 144 16 1,323TOTAL LOTSUMMARY ITEM 3, ATTACHMENT 9 Packet pg. 204 Strauss Lakes - PUD Concept Review FORT COLLINS,COLORADO 11 NATURAL PLAYGROUND PEDESTRIANBRIDGE HIKE AND BIKE TRAILS MIXED-USE ALL INCLUSIVE FISHINGPIER NATIVE PLANTINGS 1 3 5 6 4 2 2 3 4 5 6 1 ITEM 3, ATTACHMENT 9 Packet pg. 205 Strauss Lakes - PUD Concept Review FORT COLLINS,COLORADO 12 ITEM 3, ATTACHMENT 9 Packet pg. 206 Strauss Lakes - PUD Concept Review FORT COLLINS,COLORADO 13 PROPAGATED SILVER POPLARGROVE SPLASH PAD BERMING DROUGHTTOLERANT SHRUBS,GRASSES, AND GROUND COVER IN TREELAWN SHADE STRUCTURE LARGETOWNHOMES SINGLE FAMILY HOMES NATURAL PLAYGROUND DROUGHTTOLERANT LANDSCAPEBEDS 1 2 3 4 5 6 7 8 9 9 8 6 7 4 3 5 2 1 ITEM 3, ATTACHMENT 9 Packet pg. 207 ITEM 3, ATTACHMENT 9 Packet pg. 208 Strauss Lakes - PUD Concept Review FORT COLLINS,COLORADO 15 ITEM 3, ATTACHMENT 9 Packet pg. 209 Strauss Lakes - PUD Concept Review FORT COLLINS,COLORADO 16 ITEM 3, ATTACHMENT 9 Packet pg. 210 ITEM 3, ATTACHMENT 9 Packet pg. 211 Strauss Lakes - PUD Concept Review FORT COLLINS,COLORADO 18 ITEM 3, ATTACHMENT 9 Packet pg. 212 Strauss Lakes - PUD Concept Review FORT COLLINS,COLORADO 19 ITEM 3, ATTACHMENT 9 Packet pg. 213 Strauss Lakes - PUD Concept Review FORT COLLINS,COLORADO 20 ITEM 3, ATTACHMENT 9 Packet pg. 214 Strauss Lakes - PUD Concept Review FORT COLLINS,COLORADO 21 THANK YOU ITEM 3, ATTACHMENT 9 Packet pg. 215 ITEM 3, ATTACHMENT 9 Packet pg. 216 Strauss Lakes - PUD Concept Review FORT COLLINS,COLORADO 23 CARRIAGE HOMES LARGE TOWNHOMES SMALL TOWNHOMES SINGLE FAMILY HOMES ITEM 3, ATTACHMENT 9 Packet pg. 217 Strauss Lakes - PUD Concept Review FORT COLLINS,COLORADO 24 LIVE WORKUNITS EXECUTIVE STUDIOS ITEM 3, ATTACHMENT 9 Packet pg. 218 Strauss Lakes - PUD Concept Review FORT COLLINS,COLORADO 25 ITEM 3, ATTACHMENT 9 Packet pg. 219