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Home My WebLink About11/20/2025 - Planning and Zoning Commission - SUPPLEMENTAL DOCUMENTS -City of Fort Collins Planning and Zoning Commission Hearing Date: November 20, 2025 Supplemental Documents SUPPLEMENTAL DOCUMENTS Packet Pg. 1 SUPPLEMENTAL DOCUMENTS Packet Pg. 2 SUPPLEMENTAL DOCUMENTS Packet Pg. 3 SUPPLEMENTAL DOCUMENTS Packet Pg. 4 Good, we’re glad you asked... IS SONDERS FORT COLLINS AN AGE-QUALIFIED, 55+ COMMUNITY? WHAT DOES THE NAME SONDERS MEAN? WHEN WILL SONDERS BE COMPLETE? HOW MANY HOMES ARE PLANNED IN TOTAL? WHAT TYPES OF HOMES WILL BE BUILT AT SONDERS? WHAT ARE THE MAJOR AMENITIES AND WHEN WILL THEY BE COMPLETED? WHAT ARE THE FEES FOR THE METRO DISTRICT AND HOA AND WHAT DOES IT INCLUDE? METRO DISTRICT $200 per home per month initial monthly assessment * Community Amenities – includes use and cleaning/maintenance of: Sonders Learning Center continued on back... SUPPLEMENTAL DOCUMENTS Packet Pg. 5 Studios Evernew Park The Greens Flourish Park Serene Park Wag Around Dog Park open space, miles of trails Maintenance items included: HOA – SONDERS FORT COLLINS LAKE ASSOCIATION INC. $50 per home per year initial assessment * S O N D E R S F O R T C O L L I N S . C O M SUPPLEMENTAL DOCUMENTS Packet Pg. 6 Good, we’re glad you asked... IS SONDERS FORT COLLINS AN AGE-QUALIFIED, 55+ COMMUNITY? WHAT DOES THE NAME SONDERS MEAN? WHEN WILL SONDERS BE COMPLETE? HOW MANY HOMES ARE PLANNED IN TOTAL? WHAT TYPES OF HOMES WILL BE BUILT AT SONDERS? WHAT ARE THE MAJOR AMENITIES AND WHEN WILL THEY BE COMPLETED? WHAT ARE THE FEES FOR THE METRO DISTRICT AND HOA AND WHAT DOES IT INCLUDE? METRO DISTRICT $200 per home per month initial monthly assessment * Community Amenities – includes use and cleaning/maintenance of: Sonders Learning Center continued on back... SUPPLEMENTAL DOCUMENTS Packet Pg. 7 Studios Evernew Park The Greens Flourish Park Serene Park Wag Around Dog Park open space, miles of trails Maintenance items included: HOA – SONDERS FORT COLLINS LAKE ASSOCIATION INC. $50 per home per year initial assessment * S O N D E R S F O R T C O L L I N S . C O M SUPPLEMENTAL DOCUMENTS Packet Pg. 8 Good, we’re glad you asked... IS SONDERS FORT COLLINS AN AGE-QUALIFIED, 55+ COMMUNITY? WHAT DOES THE NAME SONDERS MEAN? WHEN WILL SONDERS BE COMPLETE? HOW MANY HOMES ARE PLANNED IN TOTAL? WHAT TYPES OF HOMES WILL BE BUILT AT SONDERS? WHAT ARE THE MAJOR AMENITIES AND WHEN WILL THEY BE COMPLETED? WHAT ARE THE FEES FOR THE METRO DISTRICT AND HOA AND WHAT DOES IT INCLUDE? METRO DISTRICT $200 per home per month initial monthly assessment * Community Amenities – includes use and cleaning/maintenance of: Sonders Learning Center continued on back... SUPPLEMENTAL DOCUMENTS Packet Pg. 9 Studios Evernew Park The Greens Flourish Park Serene Park Wag Around Dog Park open space, miles of trails Maintenance items included: HOA – SONDERS FORT COLLINS LAKE ASSOCIATION INC. $50 per home per year initial assessment * S O N D E R S F O R T C O L L I N S . C O M SUPPLEMENTAL DOCUMENTS Packet Pg. 10 From:Kara Micetich To:Development Review Comments Cc:Clay Frickey; Susan Gutowsky; kkler@fcgov.com Subject:[EXTERNAL] Comments on Agenda Item #4 for the November 20, 2025 Planning and Zoning Commission meeting (Sonders Village-PDP230012) Date:Wednesday, November 19, 2025 7:50:32 PM To Whom it May Concern, I would like to provide comments on the Sonders Village-PDP230012 request to the Planning and Zoning Commission. This is Agenda Item #4 on the meeting of the Commission set for November 20,2025. I strongly object to the developer's possible plan to overburden the Sonders development's public space amenities, instead of providing similar amenities in the newly proposed community of Sonders Village. These amenities will not be able to hold the capacity of both developments in a safe and appropriate manner. I believe the current Sonders amenities do not fulfill the developer's obligations to either the Sonders community or the proposed Sonders Village community. The developer has also not fulfilled the commitments to the City of Fort Collins regarding the use of non- potable water for irrigation. It would seem more appropriate for the Commission to deny approval for construction of the Sonders Village project until the developer addresses the services promised in Sonders as well as presenting a clear plan for the amenities and public spaces in both Sonders and Sonders Village. Thank you for the opportunity to present my concerns. Sincerely, Kara Micetich SUPPLEMENTAL DOCUMENTS Packet Pg. 11 From:Stephanie Stern To:Development Review Comments; Kai Kleer Subject:[EXTERNAL] Upcoming Planning Commission Meeting for Sonders Village Date:Wednesday, November 19, 2025 4:22:32 PM To whom it may concern, My husband and I live in Sonders and chose this development with the understanding that the contractually-obligated, public-benefits literature we were given at the time of sale included amenities that were going to be provided in a timely manner. Our literature stated 2023 for the following items: - Non-potatable irrigation, - Walking trails and maintained open green spaces, - Parks throughout the development, - A community pool, learning center, pickle ball courts and more. My husband and I selected the lot we built-on with the understanding that Flourish Park, with community gardens, would be built in 2023, not after Sonders Village (Phase 2) was built. And we paid a premium to build our house where we did because it backs up to Flourish Park. As it stands now, in 2025, the open space called Flourish Park is nothing more that noxious weeds that do not get mowed and that creep into our backyard. To make matters worse, Flourish Park may not be started until Sonders Village (Phase 2) is completed. This is unacceptable! Likewise, the developer now expects the Community Pool and Learning Center, which are still not completed and are too small for Sonders residents, to be shared with Sonders Village (Phase 2) residents. (For reference, Sonders will have 378 homes, and Sonders Village will have 700 homes.) This is unacceptable! With all due respect, please do not allow the developer to get City approval for Sonders Village before the completion of Sonders and do not give approval that allows Sonders Village access to Sonders amenities. Respectfully, Stephanie Stern Daniel Curran 3028 Barn Swallow Circle Fort Collins, CO 80524 SUPPLEMENTAL DOCUMENTS Packet Pg. 12 Stephen and Suzanne Wakeen 1911 Morningstar Way Unit 1 Fort Collins, CO 80524 Dear Planning Committee: We are writing to urge you to not approve the plat plan for Sonders Village being presented by Bill Swalling. As one of the home owners, we have felt the lack of timeliness and accountability for the Developer to deliver the “promised” amenity/public beneﬁts package. The Town’s agreements with the developer do not seem to protect us with any form of deadline for the completion of the public beneﬁts for the home buyers. As you might surmise, these public beneﬁts helped form our decision to buy into the community. I believe I could say that the beneﬁt/amenity package was a crucial component of what we homeowners were buying into. Those amenities have been promised for 2023, 2024 and 2025. As construction of part of the public beneﬁts/amenities has begun within Sonders/Phase1, we were greatly relieved to know they will be available to us in 2026. Only to discover, per the recent amendment request, that the developer is now planning to have this partial delivery of beneﬁts shared with an additional 700 home owners planned for Phase 2, Sonders Village. Not only have advertising and sales materials referred to these amenities for 4 years, but we have had no recourse per the documents in place to force the developer to comply with this plan in an even remotely timely manner. I gather neither does the City of Fort Collins. That the developers or the City would now force us into an overcrowded sharing situation with a Phase 2 project that is signiﬁcantly larger than Phase 1, seems patently manipulative and unfair. Plus, crucial facts and speciﬁcity of details were deliberately vague and obscure to the buyers. In fact, the modiﬁcations requested to the plan, i.e. sharing with an additional 700 homeowners, is not what we thought we were buying when we made our purchase. I am astounded that neither the Town nor the lending institution seems to have any control over this developer living up to his word and protecting the consumer of these promised beneﬁts. In addition to the beneﬁts/amenities not being available, the developer has completed our infrastructure using potable water, signiﬁcantly increasing our expense for landscaping maintenance and in violation of their agreement with ELCO and the Town. And with the SUPPLEMENTAL DOCUMENTS Packet Pg. 13 homeowners, who desired an ecologically friendly community. Another public beneﬁt not delivered. At what point does the development and public beneﬁts plan have meaning and enforceable accountability for us, the consumers and citizens of Fort Collins? Thank you for your consideration, Suzanne Wakeen Stephen Wakeen Sgwakeen1@gmail.com stevewakeen@gmail.com 203-349-1940 203-257-8473 SUPPLEMENTAL DOCUMENTS Packet Pg. 14 From:Bruce Williams To:Development Review Comments Cc:Clay Frickey; Susan Gutowsky; Kai Kleer Subject:[EXTERNAL] Comments on Agenda Item #4 for the Nov 20, 2025 Planning and Zoning Commission regular meeting (Sonders Village - PDP230012) Date:Wednesday, November 19, 2025 10:50:26 AM Hello, Thank you for the opportunity to provide comments on the “SONDERS VILLAGE – PDP230012” request before the Planning and Zoning Commission on November 20, 2025. I am a homeowner in the current Sonders development, and I am writing to express my strong concern and disappointment with the developer’s recent actions and delays. When I purchased my home, the amenities and commitments outlined by the developer were a major part of my decision. The changes now being proposed—especially the postponement of amenities and the shifting of key commitments to an uncertain future—are deeply troubling and feel inconsistent with what was originally promised to residents. Specifically, I am concerned about the following issues: The developer has not fulfilled the commitment to use non-potable water for irrigation, as outlined in the Agreement to Secure Public Benefits for Waters’ Edge Development (Exhibit A to Resolution 2020-069). The developer has not delivered the “Other Extraordinary Benefits of the Project” described on pages 91–93 of the Consolidated Service Plan for Waters’ Edge Metropolitan District Nos. 1–5. By delaying or omitting amenities such as sports courts in Sonders Village, the developer appears to be shifting the burden onto the amenities planned for Sonders West, which will negatively affect current residents. The developer is seeking approval for Sonders Village (Sonders East) without fully meeting the commitments previously made both to the City of Fort Collins and to existing homeowners regarding amenities, water usage, and public spaces. Because of these concerns, I respectfully urge the Planning and Zoning Commission to withhold approval of Sonders Village until the developer has met the obligations and representations already made to the City and to current Sonders residents. If the Commission chooses to move forward despite these unresolved issues, I strongly request that the City require the developer to meet the conditions outlined in Section 3.b of the Agreement to Secure Public Benefits—specifically, that no residential building permits be issued for Waters’ Edge East until there is a binding, enforceable commitment to complete the Public Spaces in Sonders West. These commitments should include firm, enforceable deadlines and must be developed with meaningful input from Sonders West residents and the Metro District 2 Board. As a homeowner who relied on the original representations, I am personally very disappointed SUPPLEMENTAL DOCUMENTS Packet Pg. 15 by the developer’s decision to postpone key amenities far beyond the timeline presented to us when we bought our homes. I believe the City has an important role in ensuring that developers deliver on the plans and commitments that helped obtain community and City support in the first place. Thank you for your consideration. SUPPLEMENTAL DOCUMENTS Packet Pg. 16 SUPPLEMENTAL DOCUMENTS Packet Pg. 17 Amenitization of Communities in Fort Collins Prepared by Joe Knopinski January 17, 2017 Low Maple Hill (no metro district, HOA dues of $125/quarterly.) •Pool and bath house •Trail Medium Kechter Farms (no metro district, HOA dues of $95/mo.) •Clubhouse with fitness area and pool •Walking and biking trails •Open space Bucking Horse (no metro district, HOA dues of $65/mo.) •Lap pool with zero entry •Trail system •Open space •Farm and Artisan Village of 13 acres with retail shops, mechanic shop and day care •Community gardens •Working farm with Community Supported Agriculture •Horse farm •Dog park Proposed High Waters’ Edge •Non-potable water system •Westside community center with pool, artisan workshop and inventors center •Sustainability Center - compost collection, charging of electric mowers and collection vehicles, land for solar farm •Enhanced and expanded trail system – connecting every lot through open space to regional trails •Community gardens and orchard + edible plants throughout •Eastside Health, Wellness and Senior Center with pool and 10,000 sf of meeting rooms, community kitchen, etc. •Rehabilitate Windsor #8 ditch Related facilities made possible by metro district financing of enhanced public improvements •Substantially more open space with every lot backing or fronting to open space •Commercial center •Assisted living Further facilities if State Land Board sod farm is acquired, annexed and zoned •Urban agriculture •Dog park •Larger-scale Greenhouse and Aquaponics facilities •Community Supported Agriculture SUPPLEMENTAL DOCUMENTS Packet Pg. 18 P L A N N I N G C O M M I S S I O N N O V E M B E R 2 0 , 2 0 2 5 SUPPLEMENTAL DOCUMENTS Packet Pg. 19 Sonders Village Developer: Actual Communities, Bill Swalling and Todd Johnson Engineer: Aspen Engineering, John Gooch Planner/ Landscape Architect:Vignette Studios, Terence Hoaglund Irrigation Design: Hine Irrigation, Inc., Nate Hines SUPPLEMENTAL DOCUMENTS Packet Pg. 20 Actual Communities in Colorado Sonders Fort Collins Dancing Willows Meadows Sanctuary Coal Mine Centre SUPPLEMENTAL DOCUMENTS Packet Pg. 21 SONDERS VILLAGE CONTEXT SERRAMONTE BRIGHTWATER CROSSING DOUGLAS ROAD RICHARDS LAKE GI D D I N G S R O A D RICHARDS LAKE ROAD COUNTRY CLUB RESERVE TU R N B E R R Y R O A D MAPLE HILL HEARTHFIRE PR O P O S E D D I T C H RE A L I G N M E N T SUPPLEMENTAL DOCUMENTS Packet Pg. 22 SONDERS VILLAGE CONTEXT SERRAMONTE BRIGHTWATER CROSSING DOUGLAS ROAD RICHARDS LAKE GI D D I N G S R O A D RICHARDS LAKE ROAD COUNTRY CLUB RESERVE TU R N B E R R Y R O A D MAPLE HILL HEARTHFIRE PR O P O S E D D I T C H RE A L I G N M E N T CITY OF FORT COLLINS CONSERVATION EASEMENT SUPPLEMENTAL DOCUMENTS Packet Pg. 23 Sonders Village Amenities Overview BLOOM LEARNING CENTER EVERNEW PARK PUTTING GREEN PARK DOG PARK FLOURISH PARK SERENE PARK SUPPLEMENTAL DOCUMENTS Packet Pg. 24 Sonders Village Trail Network BLOOM SUPPLEMENTAL DOCUMENTS Packet Pg. 25 Sonders Village Overview BLOOM Images show the Sonders Community. Sonders Village will be continuation of the level of detail and landscaping SUPPLEMENTAL DOCUMENTS Packet Pg. 26 Sonders Village Overview BLOOM Images show the Sonders Community. Sonders Village will be continuation of the level of detail and landscaping SUPPLEMENTAL DOCUMENTS Packet Pg. 27 Sonders Performance MetricsSimilar Expected at Sonders Village SUPPLEMENTAL DOCUMENTS Packet Pg. 28 7 147 RANCH PATIO HOMES 108 COURTYARD ALLEY LOAD HOMES 42 ALLEY LOAD HOMES 130 LIFESTYLE TOWNHOMES 72 AFFORDABLE MULTI-FAMILY HOMES NEIGHBORHOOD CENTER 499 TOTAL HOMES 129.54 GROSS ACRES 115.66 NET ACRES 3.85 GROSS UNITS PER ACRE 4.31 NET UNITS PER ACRE Sonders Village Site Plan SUPPLEMENTAL DOCUMENTS Packet Pg. 29 7 147 RANCH PATIO HOMES Sonders Village Site Plan SUPPLEMENTAL DOCUMENTS Packet Pg. 30 7 108 COURTYARD ALLEY LOAD HOMES Sonders Village Site Plan Lots are 5 feet wider than in Sonders to encourage accessory family units and accessory dwelling units. SUPPLEMENTAL DOCUMENTS Packet Pg. 31 7 42 ALLEY LOAD HOMES Sonders Village Site Plan Similar in size to lots in Brightwater Crossing, two story units will be allowed. SUPPLEMENTAL DOCUMENTS Packet Pg. 32 7 130 LIFESTYLE TOWNHOMES Sonders Village Site Plan SUPPLEMENTAL DOCUMENTS Packet Pg. 33 7 72 AFFORDABLE MULTI-FAMILY HOMES Sonders Village Site Plan 72 are designed. 50 are currently reguired per the PBA SUPPLEMENTAL DOCUMENTS Packet Pg. 34 7 NEIGHBORHOOD CENTER Sonders Village Site Plan SUPPLEMENTAL DOCUMENTS Packet Pg. 35 7 FUTURE DEVELOPMENT SITE 10.55 Acres for future residential development or aging in community options Sonders Village Site Plan SUPPLEMENTAL DOCUMENTS Packet Pg. 36 7 NATURALIZED OPEN SPACE •53 acres in total •Will contain detention ponds, regional trail, and natural habitat buffer zone •We agree to incorporate interpretive signage, viewing areas, soft-surface trails, and habitat-friendly fencing along the Natural Habitat Buffer Zone and stormwater corridor to support public education and passive recreation Sonders Village Site Plan SUPPLEMENTAL DOCUMENTS Packet Pg. 37 7 147 RANCH PATIO HOMES 108 COURTYARD ALLEY LOAD HOMES 42 ALLEY LOAD HOMES 130 LIFESTYLE TOWNHOMES 72 AFFORDABLE MULTI-FAMILY HOMES NEIGHBORHOOD CENTER 499 TOTAL HOMES 129.54 GROSS ACRES (not including the annexation area) 115.66 NET ACRES 3.85 GROSS UNITS PER ACRE 4.31 NET UNITS PER ACRE Sonders Village Site Plan SUPPLEMENTAL DOCUMENTS Packet Pg. 38 8Sonders Village Amenities •22 Acres of Open Space •Plus 53 acres of adjacent open space. •Several park areas throughout the neighborhood highlighted with the blue dots. •Specific amenities will be determined at final. We expect to incorporate elements such as xeriscape gardens, community gardens, pickle ball courts, seating areas, playground, as well as open areas for play. •A network of internal pathways to promote walking and connectivity within the community (shown on the next slide). •We have worked with the city to provide a corridor for a future regional trail (to be funded and built by the city (shown on the next slide). SUPPLEMENTAL DOCUMENTS Packet Pg. 39 Sonders Village Pedestrian Connections •A network of internal pathways to promote walking and connectivity within the neighborhood •The system links to future regional trail systems and public sidewalks •We have worked with the city to provide a corridor for a future regional trail (to be funded and built by the city) •Nine connections to the future regional trail •This regional trail is on the DRAFT trails master plan and Mt Vista Subarea Plan •Nine connections to the future regional trail •10’ Side Path along Turnberry SUPPLEMENTAL DOCUMENTS Packet Pg. 40 Sonders Village Pedestrian Connections What is a Side Path? 10’ Wide walk versus a standard 6’ walk SUPPLEMENTAL DOCUMENTS Packet Pg. 41 Sonders Village Landscaping •We have incorporated a pollinator master plan into the PDP. •As with Sonders we will incorporate low water use landscaping with the use of many native plants and dryland grasses throughout the neighborhood. •We will create design guidelines to incorporate xeriscape and pollinator plantings in a majority of the parkways. SUPPLEMENTAL DOCUMENTS Packet Pg. 42 Sonders Village Landscaping Similar to the Sonders Community SUPPLEMENTAL DOCUMENTS Packet Pg. 43 Sonders Village Landscaping Existing Concrete Fence in the Sonders Community Potential Alternate Style for Sonders Village SUPPLEMENTAL DOCUMENTS Packet Pg. 44 Sonders Village Details Neighborhood Center Affordable Housing Lifestyle Townhomes SUPPLEMENTAL DOCUMENTS Packet Pg. 45 Sonders Village Neighborhood Center BUILDING ONE •SINGLE STORY •INTENDED FOR TAP ROOMS, COFFEE SHOP, CAFÉ, OR SIMILAR •POSSIBLE COMMUNITY ROOM •ANCILLERY RETAIL •EXTENSIVE OUTDOOR PLAZAS & PATIOS BUILDING THREE •TWO STORY •OFFICES, MEDICAL, POSSIBLE RETAIL •OUTDOOR PATIOS BUILDING TWO •SINGLE STORY •OFFICE, MEDICAL •POSSIBLE CHILD CARE •POSSIBLE SENIOR DAYCARE •EXTENSIVE OUTDOOR PLAZAS SUPPLEMENTAL DOCUMENTS Packet Pg. 46 Sonders Village Neighborhood Center BUILDING ONE SUPPLEMENTAL DOCUMENTS Packet Pg. 47 Sonders Village Neighborhood Center BUILDING ONE SUPPLEMENTAL DOCUMENTS Packet Pg. 48 Sonders Village Neighborhood Center BUILDING TWO SUPPLEMENTAL DOCUMENTS Packet Pg. 49 Sonders Village Neighborhood Center BUILDING THREE SUPPLEMENTAL DOCUMENTS Packet Pg. 50 Sonders Village Affordable Housing BUILDING TYPE 2 BUILDING TYPE 1 AFFORDABLE HOUSING •TWO STORIES, 12 UNITS EACH •72 TOTAL UNITS DESIGNED, ONLY 50 ARE CURRENTLY REQUIRED •TWO BUILDING TYPES •PEDESTRIAN CONNECTIONS SUPPLEMENTAL DOCUMENTS Packet Pg. 51 Sonders Village Affordable Housing BUILDING TYPE ONE SUPPLEMENTAL DOCUMENTS Packet Pg. 52 Sonders Village Affordable Housing BUILDING TYPE TWO SUPPLEMENTAL DOCUMENTS Packet Pg. 53 Sonders Village Lifestyle Townhomes LIFESTYLE TOWNHOMES •PRIMARILY RANCH WITH A SECOND STORY OPTION •130 TOTAL UNITS •THREE, FOUR AND FIVE UNIT CONIFGURATIONS •FRONT DOORS FACE PUBLIC STREETS OR GREENBELT PEDESTRIAN CONNECTIONS •GARAGES ACCESSED OFF ALLEYS SUPPLEMENTAL DOCUMENTS Packet Pg. 54 Sonders Village Lifestyle Townhomes COTTAGE STYLE SUPPLEMENTAL DOCUMENTS Packet Pg. 55 Sonders Village Lifestyle Townhomes CRAFTSMAN WITH 2ND STORY OPTION SUPPLEMENTAL DOCUMENTS Packet Pg. 56 Sonders Village Lifestyle Townhomes FARMHOUSE STYLE SUPPLEMENTAL DOCUMENTS Packet Pg. 57 Sonders Village Lifestyle Townhomes EXISTING PRODUCT AT SONDERS SUPPLEMENTAL DOCUMENTS Packet Pg. 58 ODP Major Amendment ODP - 2012 OPD 2025 SUPPLEMENTAL DOCUMENTS Packet Pg. 59 Why Move The Ditch? •Move ditch to accommodate regional trail adjacent to community •Ditch company required as much separation as possible from the development and amenities •Moving ditch created natural areas as part of plans •Current ditch is unsafe and an eyesore •In our opinion, the ditch company will get a far superior ditch that is straighter, easier to maintain and conserves water SUPPLEMENTAL DOCUMENTS Packet Pg. 60 Public Benefits Agreement SUPPLEMENTAL DOCUMENTS Packet Pg. 61 Public Benefits Agreement • • • • • SUPPLEMENTAL DOCUMENTS Packet Pg. 62 Public Benefits Agreement • • • • • SUPPLEMENTAL DOCUMENTS Packet Pg. 63 Public Benefits Agreement • • • • SUPPLEMENTAL DOCUMENTS Packet Pg. 64 Public Benefits Agreement 2018 SUPPLEMENTAL DOCUMENTS Packet Pg. 65 Public Benefits Agreement 2025 EXCEEDS 2018 PLAN COMMITMENT! SUPPLEMENTAL DOCUMENTS Packet Pg. 66 Public Benefits Agreement 2025 SUPPLEMENTAL DOCUMENTS Packet Pg. 67 Public Benefits Agreement SUPPLEMENTAL DOCUMENTS Packet Pg. 68 Public Benefits Agreement LEARNING CENTER UNDER CONSTRUCTION SUPPLEMENTAL DOCUMENTS Packet Pg. 69 Lifelong Learning Community Colorado State University – Institute for the Built Environment Why Lifelong Homes? The older adult population is growing rapidly. People are living longer, and the largest generation the world has ever seen is now into retirement age. Over 25% of adults in the U.S. live with some type of disability, such as a visual, mobility, cognitive, learning, hearing, mental and/or social disability. To keep pace with demand, we need more housing options equipped to meet the changing needs that come with aging and disability, and that add ease to daily living for all types of people. Lifelong Homes certification recognizes individual homes that address important aspects across the five categories. Lifelong Communities certification recognizes communities that support active, healthy, sustainable living for all who live there; certified communities also encourage and facilitate Lifelong Homes certifications by individual homebuyers. Excerpts from the website SUPPLEMENTAL DOCUMENTS Packet Pg. 70 Lifelong Learning Community Sonders Pre Certification The Challenge:Residents in Fort Collins need housing options that are compatible with their changing lifestyles. To help meet the demand, developer Sonders created Sonders Fort Collins, a sustainable community for “active-agers” seeking more free time, fun, activities, and meaning in life. Our Approach:IBE provided this technical support with its research of evidence- based best practices for design and construction that contribute to a healthy, sustainable, age- and disability-friendly community. Working closely with the developer, IBE piloted its new Lifelong Communities certification program on Sonders Fort Collins. The Outcomes:The integration of Lifelong qualities into the community has created a safe, healthy, and accessible place for people of any age or ability to age in place. Excerpts from the website Project Goals •Identify factors that contribute to an age-friendly and socially sustainable community •Guide the world’s first Lifelong Community pre-certification Deliverables •Lifelong Homes criteria integrated into development of Sonders homes and community SUPPLEMENTAL DOCUMENTS Packet Pg. 71 QUESTIONS?19SUPPLEMENTAL DOCUMENTS Packet Pg. 72 Sonders Village – Project Development Plan Planning & Zoning Commission – November 20, 2025 Overview of Project • 129-acre mixed-use neighborhood development • 689 residential units including 95 affordable housing units (10% of total unit count). • 18,240 sq ft neighborhood center with commercial spaces • Relocation of No. 8 Outlet Ditch for improved stormwater management • Major transportation improvements to Turnberry and Richards Lake Road • Phased implementation: residential, affordable housing, then commercial • Consolidated application with Overall Development Plan Amendment. 2 1 2 SUPPLEMENTAL DOCUMENTS Packet Pg. 73 Background Location & Boundaries Eastern boundary: No. 8 Outlet Ditch Western boundary: Turnberry Road Southern boundary: Richards Lake Road History Annexed in 1983 as part of Country Club North Annex Part of Lind Overall Development Plan (2001, amended 2012) Metro District established 2018, PBA executed 2020 3 Tu r n b e r r y R o a d Richards Lake Road Country Club Reserve Upper Cooper Slough Drainage Basin 4 3 4 SUPPLEMENTAL DOCUMENTS Packet Pg. 74 City Plan City Plan (2019) Compliance • Creates housing choice and attainable housing opportunities • Provides 10% affordable housing (exceeds requirement) • Neighborhood center adds community-serving amenities • Compatible design with surrounding neighborhoods 5 Mountain Vista Subarea Plan Community Vision • Multiple architectural styles and housing types. • Enhanced pedestrian connectivity and trails. • Ditch remediation for stormwater and natural areas 6 5 6 SUPPLEMENTAL DOCUMENTS Packet Pg. 75 Public Feedback Neighborhood Meeting (July 19, 2023) • Mixed sentiment overall • Concerns: traffic, density, infrastructure timing • Support: affordable housing, trails, amenities Recent Concerns from Sonders Resident • Community amenity timing and delivery • Non-potable irrigation system implementation • Public Benefit Agreement compliance 7 Groundbreaking Summer 2025 (Sonders Learning Center) Public Benefit Excerpt 8 7 8 SUPPLEMENTAL DOCUMENTS Packet Pg. 76 Public Benefit Agreement Timing Requirements Non-Potable Irrigation System 1. Was required before any residential building permits were issued for the Water’s Edge Second (Sonders). 2. Indicated that this was installed and accepted by ELCO September 12, 2023 via bill of sale. Public Spaces (Section I.B.3.b) 1. Required Amenities include Senior Activity Center, Sport Courts, Community Garden, and Sustainability Center. 2. Developer is obligated to provide Public Spaces BEFORE any residential building permit for Waters' Edge East. 9 Waters Edge Second Filing - Approved Plan DA Timing Requirements Based on phase: 1. Stormwater & Erosion Control. a) Limits building permits per phase. 2. Street improvements 3. Natural Resources & Landscaping 4. Vine & Timberline Improvements (payment). 10 9 10 SUPPLEMENTAL DOCUMENTS Packet Pg. 77 11Key Considerations of the Project No. 8 Ditch Realignment & Stormwater • Requires written consent from WRCC and LWIC • Stormwater discharge agreement updates needed Natural Area Conservation Easement • City Natural Areas owns 440+ acre easement • Land Conservation Stewardship Board review may be required Turnberry Road Improvements • Partial improvements agreed with City participation • Off-site connection to Country Club Reserve neighborhood Neighborhood Center Design • Building Orientation Overview of Staff Recommendation Staff recommends conditional approval of the Project Development Plan (PDP) with several conditions to be resolved during Final Development Plan review Key conditions relate to: • Stormwater management and ditch realignment • Conservation easement amendments • Natural habitat buffer zone enhancements • Public benefit agreement compliance 12 11 12 SUPPLEMENTAL DOCUMENTS Packet Pg. 78 13 14Analysis Overview 1. Overall Development Plan, Major Amendment 2. Natural Habitat, Drainageways, Parks, and Trails 3. Neighborhood Design and Building Placement 4. Access, Parking, and Circulation 5. Landscaping 6. Architectural Design 7. Lighting 8. Trash Enclosure 13 14 SUPPLEMENTAL DOCUMENTS Packet Pg. 79 Overall Development Plan Amendment Major Changes Proposed • Relocation of Neighborhood Center to Turnberry Road • Expansion beyond current City/GMA boundaries • Ditch realignment and stormwater facilities Compliance Analysis • Consistent with L-M-N zone district standards • Net density: 4.86 units/acre (exceeds 4.0 minimum) • Meets Master Street Plan requirements • Natural habitat buffer zones provided Off-site Stormwater & Ditch Realignment Neighborhood Center Relocation Public Benefit Agreement Compliance Affordable Housing 72 units proposed (exceeds 50 required) Targets households at 60-80% AMI Water Conservation Non-potable irrigation system required 50% low/very low water-use landscaping Parks & Trails 8-foot tree lawns and 5-foot sidewalks 12-foot soft trail and regional trail connection Senior activity center, sports courts, community garden Rehabilitation of the No. 8 Ditch 16 15 16 SUPPLEMENTAL DOCUMENTS Packet Pg. 80 Natural Areas Conservation Easement • Limits development of land to certain exclusion areas. • Modifications can be made to land, however, it must not harm the conservation values of the site: • Farming/agriculture • Open space • Views • Currently not enough information to understand if conservation values will be injured. May require amendment to the easement. 17 Natural Habitat & Stormwater Management Ecological Characterization • Former agricultural fields with invasive species • 0.25 acres emergent wetland along ditch • Limited native vegetation currently present Enhancements • Pollinator Master Plan with primary/secondary corridors • Naturalized detention areas • Educational signage and interpretive elements • Habitat-friendly fencing for wildlife connectivity 18 17 18 SUPPLEMENTAL DOCUMENTS Packet Pg. 81 19Regional Stormwater Conservation Easement Regional Stormwater Facility SITE Neighborhood Design & Building Types Housing Mix (4 types required) • Single-family detached (front/side/rear- loaded garages) • Single-family attached (townhomes) • Multi-family buildings (7-12 units) Key Features • 689 total residential units • 21 walkable blocks • Neighborhood center with 3 commercial buildings • Solar-oriented lots • 22.1 acres of landscaping including 5 parks 20 19 20 SUPPLEMENTAL DOCUMENTS Packet Pg. 82 Neighborhood Center Design 21 Parks & Trails Network Park Amenities (8 activity nodes) • Playgrounds and functional lawn areas • Pickleball courts and sports facilities • Community gardens and gazebos • Seating areas and gathering spaces 22 21 22 SUPPLEMENTAL DOCUMENTS Packet Pg. 83 Fort Collins Trails Strategic Plan Trail Connections • Regional trail along eastern boundary • Connection to Turnberry Road side-path system • Mid-block walkway connections • Links to surrounding subdivisions 23 Access, Parking, and Circulation Street Network • Interconnected local, collector, and arterial streets • Sidewalks along all streets • Side-path along Turnberry with crossing at Ballyneal Pedestrian Features • Off-street walkway network • Mid-block connections • Walking trails and regional trail spurs Neighborhood Center • Primary access from internal streets • Parking positioned to side/rear 24 23 24 SUPPLEMENTAL DOCUMENTS Packet Pg. 84 Architectural Design Townhome Styles • Cottage, Farmhouse, and Craftsman designs • Board and batten, lap siding, cedar shake • Bracketed gables and decorative trim 25 Figure 26: Front Elevation, Cottage Townhome Figure 27: Front Elevation, Farmhouse Townhome Figure 28: Front Elevation, Craftsman Townhome Architectural Design Multi-Family Buildings • 2-story buildings, max 28 feet height • 12 units per building, 2 varied designs 26 25 26 SUPPLEMENTAL DOCUMENTS Packet Pg. 85 Landscaping & Water Conservation Landscaping Approach • Comprehensive street tree program • Functional lawn areas and planting beds • Screening of parking and service areas Water Conservation • Non-potable irrigation system (per PBA) • Low water-use plant selections • Salinity Management Plan required Total Landscaped Area • 22.1 acres including 5 parks 27 28Conditions of Approval (1 of 2) Stormwater & Ditch Realignment • Submit construction-level design plans • Finalize agreement with WRCC and LWIC • Construct side spill structure • Hydraulic study to confirm no downstream impacts Annexation • Complete annexation of stormwater infrastructure areas • Alternative: IGA with Larimer County 27 28 SUPPLEMENTAL DOCUMENTS Packet Pg. 86 29Conditions of Approval (2 of 2) Natural Habitat & Conservation • Pursue conservation easement amendment if needed • Demonstrate ecological performance standards • Restore disturbed conservation areas • Incorporate interpretive signage and viewing areas Public Benefits • Finalize Pollinator Master Plan • Complete Hydrozone Mapping and Water Budget • Develop Salinity Management Plan 30Staff Findings Key Findings 1. ODP amendments consistent with L-M-N zone district 2. PDP satisfies Land Use Code purposes and intent 3. Complies with Article 3 General Development Standards 4. Meets Article 4 L-M-N District requirements 5. Addresses Public Benefit Agreement requirements 29 30 SUPPLEMENTAL DOCUMENTS Packet Pg. 87 31Final Recommendation STAFF RECOMMENDATION Staff recommends conditional approval of: Overall Development Plan Amendment Project Development Plan PDP230012 Subject to conditions outlined in this report THANK YOU! 32 31 32 SUPPLEMENTAL DOCUMENTS Packet Pg. 88