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HomeMy WebLinkAboutMULBERRY & GREENFIELDS - PUD MASTER PLAN - ODP210002 - SUBMITTAL DOCUMENTS - ROUND 1 - PROJECT NARRATIVEMULBERRY – PUD MASTER PLAN APRIL 7, 2021 1  Mulberry – PUD Master Plan : Project Narrative 1. Project title: Name of the development project as well as any previous name the project may have had during Conceptual Review. Please provide a consistent project title on all documents. The project will be known as Mulberry – PUD Master Plan. 2. Past Meeting Dates: Provide dates of any CR, PDR, and neighborhood meeting held. o PDR – December 16, 2020 o Neighborhood Meeting – March 8, 2021. 3. General Information: The information provided is used to describe the project in the City’s online review database. General information includes the following (as applicable): project location, overall size of the development in acres, existing zoning, proposed zoning, number of dwellings, amount and type of commercial space, number of off-street parking spaces provided, number of building stories proposed, description of any Land Use Code Modifications proposed. Proposed for the ~226-acre Mulberry – PUD Master Plan is a mixed-use neighborhood comprised of 8 distinct Districts that will offer a multitude of commercial, retail, and employment opportunities as well as a diverse selection of housing opportunities. Its prime location along East Mulberry Street will serve to enhance one of the major gateways into the City of Fort Collins. Generally speaking, development of the neighborhood is proposed to occur with a gradation of intensity with more intense, commercial, retail, employment, and higher density uses located nearer to East Mulberry Street and transitioning to less intense residential uses as one moves north through the community to East Vine Drive. More specifically, Mulberry plans include:  A neighborhood town center located between East Mulberry Street and the residential portions of the neighborhood, specifically in Districts 5, 6, & 7, focused on a central pedestrian-oriented market street serving as the continuation of the central north-south pedestrian corridor running through the neighborhood.  Approximately 20-30+ acres of retail, commercial, and office uses to serve the immediate neighborhood as well as the greater Fort Collins community.  +/- 1,600 residences to include single-family detached, single-family attached, and multi-family living options, with an emphasis on attainable and affordable opportunities. The final density for each filing will be determined at the time of Final Plan and will be consistent with the standards within the PUD.  Significant open space, including preservation of high-value natural areas like the Cooper Slough.  Amenitized parks – a centrally located, minimum 5 acre, neighborhood park that will serve as the recreation and gathering hub for the neighborhood. This park will provide a connection to the proposed regional trail that will bisect the neighborhood and also serve as the northernmost terminus of the pedestrian corridor that will connect the mostly residential areas of the neighborhood to the mixed-use and more commercial oriented areas on the south end of the neighborhood. In addition, smaller parks and gathering spaces will be interspersed throughout the community.  Community-wide is proposed an extensive trail corridor and pedestrian network, providing both internal community connectivity and walkability, as well as links to the surrounding Fort Collins community with the inclusion of a section of regional trail. Mulberry will catalyze redevelopment of the Corridor while achieving several critical City objectives, including: 1) Developing critical on-site and off-site public infrastructure. 2) Employing high-quality and smart-growth practices. 3) Creating affordable housing units. 4) Creating attainable housing units to support the workforce. 5) Incorporating environmental sustainability through energy conservation, water conservation, multimodal transportation, and enhanced community resiliency. The overarching vision for Mulberry is consistent with the land use vision and goals established in the East Mulberry Corridor Plan and Fort Collins City Plan. This mixed-use community will provide a variety of 2  Mulberry – PUD Master Plan : Project Narrative opportunities for shopping, working, living, and playing. 4. Proposed Owners: A list of names of all general and/or limited partners (if a partnership) managers and directors (if a limited liability company) and/or officers and directors of the corporation (if a corporation) involved as either applicants or owners of the development. Hartford Acquisitions, LLC 4801 Goodman Road Timnath, Colorado 80547 5. Existing Owners: The name and address of each existing owner of property within the boundaries of the development plan area. SP# 8709000004 SP# 8709000039 Whitham Farms LLC 816 Ptarmigan Run Loveland, Colorado 80538 SP# 8709000006 Springer-Fisher Inc. PO Box 86 Timnath, Colorado 805247 6. Transportation Improvements: Summary of any proposed on and off-site improvements identified with the Traffic Impact Study The transportation improvements proposed as part of the Mulberry – PUD Master Plan are as follows and indicated on the Mulberry – PUD Master Plan document and associated materials, as applicable:  Improvement of Mulberry frontage road, including development of roundabout at the intersection of the Mulberry frontage road and Greenfields Drive;  Development of Greenfields Drive (Arterial) from East Mulberry Road north, ultimately connecting to East Vine Drive (including a crossing of the railroad);  Development of International Drive (Arterial) west from the intersection at Greenfields Drive to the western boundary of the Mulberry – PUD Master Plan;  Continuation of Sykes Drive (Collector) east from its existing terminus at the at the eastern boundary of the neighboring Mosaic community to Greenfields Drive;  Development of Street A (temporary name) (Collector) west from Greenfields Drive to the western boundary of the Mulberry – PUD Master Plan;  Contribute funding for improvements at the Timberline Drive and Vine Drive intersection;  Contribute funding for landscape improvements at the frontage road, as well as within the Highway 14 median. All aforementioned roadway improvements are planned to be designed and constructed in conformance with current LCUASS standards, unless otherwise approved. The final design and alignment will occur during future development phases of the Mulberry – PUD Master Plan. 7. Written narrative addressing each concern/issue raised at the neighborhood meeting(s) if a meeting has been held. Please contact a Development Review Coordinator (or Planning Services main number) to receive a copy of the neighborhood meeting minutes in Word format. Please note that neighborhood meetings are required for all PUD projects, and if a neighborhood meeting is required, a ten-day waiting period is required prior to submitting a Development Application. As required as part of the Fort Collins PUD Master Plan process, a neighborhood meeting was held prior to the initial Mulberry – PUD Master Plan submittal. This meeting was held on the evening of Monday, 3  Mulberry – PUD Master Plan : Project Narrative March 8, 2021. Approximately 30-35 members of the public, not including City Staff or members of the development team, attended the meeting held via the Zoom platform.  Community/Question Comment: Getting across railroad is a significant issue. Problems at Timberline are significant. Is the proposed crossing an overpass or underpass? Concerned about the traffic generation on Sykes Drive. Would the City require that that crossing be built earlier in the project rather than towards the end? o 3/8/21 Answer: Been in conversation with the railroad for a crossing. It is not a heavily used rail line. The proposed crossing will be an at-grade crossing. The crossing would not be established until the northern part of the development is done. The application for the crossing will be coordinated by the City, but Hartford Homes will work with the City on the application. First phase of the project will be the portion closer to Mulberry. o Follow Up Response: The Applicant has been diligently working to start the process to gain approval for the railroad crossing through the several agencies required to ultimately approve the crossing of the railroad tracks. The traffic study included addresses the phased approach and timing of this crossing and believes the adverse impacts will be minimal.  Community/Question Comment: Concerned about the railroad crossing. Will there be a signal at Timberline and Vine? Would like to know more about the proposed walkway for pedestrians proposed as part of the project. o 3/8/21 Answer: Working with the City to establish a 50 foot wide regional trail corridor that connects from Vine Drive to the Cooper Slough. The underpass will cross under intersection of Greenfields Drive and Great Western Railway. Also proposing an internal trail corridor that connects to the proposed commercial mixed-use and the Mosaic development to the west. o Follow Up Response: It is the Applicant’s understanding that City is working on an upgrade at the Timberline and Vine intersection. This project has no impact on the timing of that update but will be providing a fair share contribution to its construction. The proposed rail crossing within the Mulberry – PUD Master Plan area will help traffic by providing another route for traffic between Vine Drive and Mulberry Road. To clarify one comment in the minutes from the neighborhood meeting, we have never intended to have a grade-separated crossing of the railroad; only Greenfields Drive has been envisioned as grade-separated, per City of Fort Collins trail standards. This has been discussed and agreed upon with Suzanne Bassinger and that is what we believe we presented during the neighborhood meeting. The plan is for the trail to have a grade-separated crossing of Greenfields on the south side of the railroad tracks, which is planned to connect to the neighborhood park. Once the trail is on the west side of Greenfields, it will have a shared at-grade crossing of the tracks with Greenfields Dr. and will then turn west on the north side of the tracks. The plan is for the trail to cross the tracks as a part of an enhanced sidewalk on the west side of the Greenfields ROW.  Community/Question Comment: Can you talk about the water rights for the long-term build-out? Are the water rights already established? o 3/8/21 Answer: Part of the system is a raw water reuse system. The farms have existing water surface rights which will continue but will not be used for watering lawns. The developer owns the water rights to irrigate the rest of the project, so water is already in place for the development. o Follow Up Response: We believe that the meeting minutes are partially inaccurate. The Metropolitan District will own and operate a non-potable water system that will be used specifically for landscape irrigation, including turf areas. This applies to private lots as well as common areas, landscape tracts, and parks. Additionally, the farms have both surface irrigation water rights, as well as sub-surface water rights from two existing wells on the property. Both wells are planned to contribute to the non-potable 4  Mulberry – PUD Master Plan : Project Narrative irrigation system.  Community/Question Comment: Commercial Mixed-Use on A Drive, can you orient us to where that is in relation to the existing industrial uses (i.e., cement plant)? o 3/8/21 Answer: Cement plant is to the west of the project area. Best way to locate the site is to look for the modular office off westbound Mulberry, and the site is to the north. o Follow Up Response: No update or change to this response from 3/8/21.  Community/Question Comment: Are there plans to bury the power lines that run along the edge of the Mosaic development o 3/8/21 Answer: Working with our dry utilities consultant to find out if those will be buried. It appears that they currently serve some wells on the property. We are evaluating if they will be buried as part of this project or not. o Follow Up Response: No update or change to this response from 3/8/21. The lines that run north- south are owned by PVREA and serve customers through this part of the unincorporated county. They will need to remain in place, but we have not determined if they will be buried or not.  Community/Question Comment: Will part of this planning be a restriction on how much Hartford can develop and sell before the crossing gets established? Concern about frequency of track use. o 3/8/21 Answer: That will need to be evaluated and determined as part of the traffic impact study for the development. There are two different tracks, the one that directly impacts this project is primarily used for rail car storage and is not as frequently used as the other line which runs north. o Follow Up Response: No update or change to this response from 3/18/21.  Community/Question Comment: How will the development facilitate bike and pedestrian connections from this development to Old Town o 3/8/21 Answer: The project is building roads and trails to the City standards. The additions to the bike and trail network will help fulfill the community vision, but connectivity will not be solved just by this project. Ties into the Parks and Recreation Regional Master Plan, so it will contribute to that overall vision. o Follow Up Response: No update or change to this response from 3/8/21.  Community/Question Comment: What are the plans for the build to and development of International Drive? o 3/8/21 Answer: Planned to be a two-lane arterial per the Master Street Plan. The portion of the drive that is on our property will be constructed as a two-lane arterial but will stop at the edge of the Barker property to the west. Plans show that eventually International Drive would connect through to Timberline with a signalized intersection. o Follow Up Response: No update or change to this response from 3/8/21.  Community/Question Comment: Are there any plans of what will happen with the Barker parcel? o 3/8/21 Answer: No rumors of development according to the City or the development team o Follow Up Response: No update or change to this response from 3/8/21.  Community/Question Comment: Appreciate the well thought out site plan from Hartford Homes and Norris Design. Tell us more about environmental impacts. o 33/8/21 Answer: (Applicant) We are required to do an Ecological Characterization Study to evaluate all the potential environmental impacts of the project. Project must follow buffering requirements from natural habitats and features. o 33/8/21 Answer: (City of Fort Collins Environmental Planning) Presence of Lake Canal, noxious weeds, and raptor nests will require buffers and mitigation as well. There is a seasonal aspect to the ECS due to the need to evaluate wetlands and other features during particular times of the year. The Cooper Slough has springs along its course that are unique since they remain unfrozen 5  Mulberry – PUD Master Plan : Project Narrative during the winter ,so special consideration of maintaining those will be made. o Follow Up Response: No update or change to this response from 3/8/21, but we will add that an ECS has been included as part of this submittal package.  Community/Question Comment: What is the phasing for this project? Can you talk about the total build-out time? o 3/8/21 Answer: Once the PUD is complete the first phase would include the Low Density Residential north of International, and the construction of Greenfields to Mulberry. The Commercial Mixed-Use is more driven by the market and the number of households present in the area. First phase planning and approval is tentatively timed for Summer 2022 with the first houses being constructed in 2023. Most likely a ten-year project to achieve total build-out. o Follow Up Response: No update or change to this response from 3/8/21.  Community/Question Comment: What are the borders of the East Mulberry Corridor Annexation project? o 3/8/21 Answer: Large corridor that encompasses most of Mulberry and un-annexed area of Larimer County north of Mulberry from I-25 to Lemay Ave, up to parts of Vine Drive. o Follow Up Response: No update or change to this response from 3/8/21.  Community/Question Comment: Are you planning to use or implement a Metro District for the project? o 3/8/21 Answer: We are planning to use a Metro District for the project. The service plan for the metro district was approved in April 2019 and is working its way through the public benefits agreement process with the City. Developer committed to certain new urbanist design comments as part of the service plan, and the public benefits agreement details how those will be realized along with the 15% of Affordable Housing. City Council is still in the process of reviewing the standards for Metro Districts in the City. o Follow Up Response: No update or change to this response from 3/8/21, other than the fact that the Public Benefits Agreement has been approved by the City Council.  Community/Question Comment: What are the schools that would service this area? Have you spoken with the school district about capacity for this development? o 3/8/21 Answer: Poudre School District is a referral agency during the development review process. We pay an impact fee for the school district for every building permit filed with the City. Unsure how the service boundaries will be adjusted between this development and the future build-out of PSD schools. o Follow Up Response: No update or change to this response from 3/8/21. 8. Narrative description of the site design including building placement, vehicular and pedestrian circulation, landscaping, proposed open space and treatments of wetlands, natural habitats and features on site and in the general vicinity of the project. Proposed for the ~226-acre Mulberry – PUD Master Plan is a mixed-use neighborhood comprised of 8 Districts that will offer a multitude of commercial, retail, and employment opportunities as well as a diverse selection of housing opportunities. Its prime location along East Mulberry Street will serve to enhance one of the major gateways into the City. Generally speaking, building of the neighborhood is proposed to occur with a gradation of intensity, with more intense, commercial, retail, employment, and higher density uses located nearer to East Mulberry Street, and transitioning to less intense residential uses as one moves north through the community to East Vine Drive. The objectives of the Mulberry – PUD Master Plan are strongly support by latest draft of the City of Fort Collins Housing Strategic Plan which states the City should look at doing the following to increase affordable and “missing middle” or attainable housing stock and are supported by this Mulberry – PUD Master Plan: o “Remove barriers to allowed densities through code revisions;” o “Revisit or remove barriers in code that limit the number of multifamily units, have square 6  Mulberry – PUD Master Plan : Project Narrative footage requirements for secondary or non-residential buildings and height limitations restricting the ability to maximize compact sites….”; o “Explore more housing types including tiny homes and cooperative housing, Build more duplexes and small multifamily units, Remove or relax regulations that limit creative reuse of existing homes;” o Relax restrictions in the Land Use Code to make it easier for developers to build new homes.” The predominant objective of the Mulberry- PUD Master Plan is to create a great neighborhood within the overall Fort Collins community while providing many affordable and attainable housing options that serve the “missing middle” home buyer and that are located near neighborhood and regional level services and amenities. The standards within the Mulberry – PUD Master Plan further this objective and allow it to become a reality. The following further outlines District Standards and other overall standards that influence the design and development within the Mulberry – PUD Master Plan.  District 1 – District 1 is the largest District within the Mulberry – PUD Master Plan, encompassing the entire area north of the railroad tracks and well as the area west of Greenfields Drive and north of International Drive. Being the lowest density District, District 1 is envisioned to include a variety of single-family detached, and potentially attached or smaller multi-family, options. Centrally located in District 1 is the neighborhood park, at a minimum of 5 acres, which is planned to be heavily amenitized and is envisioned to include a neighborhood amenity like a pool or clubhouse. Its adjacency to the planned Fort Collins regional trail, allows the opportunity for residents to quickly jump on the trail or to allow outside users passing through to stop in for a respite or further recreation. This park will also serve as the northernmost terminus of the planned central pedestrian corridor which will extend south through Districts 3 & 4, and ultimately tie into the planned mixed-use development in Districts 5, 6, 7, & 8.  District 2 – Located east of Greenfields Drive, and sandwiched between the railroad tracks, the regional trail corridor, a wetlands/buffer/detention area, and future (likely) non-residential development on adjacent property that is not part of the Mulberry – PUD Master Plan, District 2 provides the perfect opportunity to permit additional residential uses and a higher density than that permitted within District 1. Additional residential options will provide further product diversity for the community and work to achieve the goal of providing more attainable housing options for the greater Fort Collins community. Its adjacency to the planned Fort Collins regional trail, allows the opportunity for residents to quickly jump on the trail to access other areas of the City.  District 3 – District 3 serves as a transition from the lower density of District 1 and the higher density and intensity uses proposed for Districts 5, 6, 7, & 8. District 3 permits all levels of residential uses ranging from single-family detached to multi-family at a max density of 26 du/ac. It is likely that all or a majority of District 3 will be comprised of residential uses that meet the City’s definition for affordable housing. The eastern boundary of District 3 will make up a portion of the main pedestrian corridor that will connect the Mulberry – PUD Master Plan from the predominantly residential areas in the north to the mixed-use and non-residential areas in the south.  District 4 – With its main frontage being highly visible along Greenfields Drive District 4 is planned to provide the most density within the main residential districts. Like District 3, District 4, serves as a transition from the lower densities found in District 1 to the more intense mixed use areas found in Districts 5, 6, 7, & 8. District 4 also begins to incorporate non-residential uses, mainly permitted within a mixed-use building scenario that will begin to diversify the uses in the overall Mulberry community and provide services for the residents. The western boundary of District 4 will make up a portion of the main pedestrian corridor that will connect the Mulberry – PUD Master Plan from the north to south.  District 5 – Located at the intersection of the intersection of Greenfields Drive and ‘Street A’ and just south of District 4, District 5, along with Districts 6, 7 & 8, makes up the main mixed use component of the Mulberry – PUD Master Plan. The uses permitted in Districts 5, 6, 7, & 8 are 7  Mulberry – PUD Master Plan : Project Narrative very similar with some slight modifications to account for the existing underlying zoning. For instance, in District 5, the underlying zoning designation is Neighborhood Commercial, and the proposed uses permitted are consistent with those permitted within the Neighborhood Commercial zoning designation as outlined within the Fort Collins Land Use code. This includes the encouragement of community oriented services and retail, as well as limited amounts of residential uses. Overall, it is envisioned that the mix of uses that develop with 5, 6, & 7, will be cohesively designed and developed to create a common, compatible mixed-use area that will serve the immediate Mulberry – PUD Master Plan neighborhood as well as the greater Fort Collins Community.  District 6 – Located at the western boundary of the project and just south of ‘Street A’ and District 3, District 6, along with Districts 5 & 7 makes up the main non-residential and mixed use component of the Mulberry – PUD Master Plan. The uses permitted in Districts 5, 6, 7, & 8 are very similar with some slight tweaks to account for the existing underlying zoning. For instance, in District 6, the underlying zoning designation is Employment, and the proposed uses permitted are consistent with those permitted within the Employment zoning designation as outlined within the Fort Collins Land Use code. This includes the encouragement of employment focused development, well as limited amounts of residential uses. Overall, it is envisioned that the mix of uses that develop within 5, 6, & 7, will be cohesively designed and developed to create a common, compatible, mixed-use area that will serve the immediate Mulberry – PUD Master Plan neighborhood as well as the greater Fort Collins Community.  District 7 – Located along the Mulberry Road and Greenfields Drive frontage, District 7 is the largest of the mixed-use Districts. Along with Districts 5 & 6, it will create a large mixed-use area withing the Mulberry – PUD Master Plan that will provide a variety of opportunities. The underlying zoning designation of General Commercial allows of wide variety of limited residential and non- residential uses. The uses proposed to be permitted within District 7 as part of the Mulberry – PUD Master Plan have been selected to allow flexibility in uses as well provide compatibility with the surrounding Districts, especially Districts 5 & 6. Design and ultimate development of District 7 is anticipated to occur in tandem with the other mixed-use districts. Together Districts 5, 6 & 7 will provide a community oriented mixed-use development, providing a variety of goods and services, communal outdoor space, all at a pedestrian scale that is connected with the rest of the Mulberry – PUD Master Plan neighborhood.  District 8 – Located at the in the far southwest corner of the Mulberry – PUD Master Plan neighborhood, District 8 is well positioned to take advantage of the frontage along Mulberry Road and the vast number of vehicles that pass by every day. Being that it is cutoff from the rest of the Mulberry – PUD Master Plan neighborhood by the Lake Canal Ditch, it is designed to be a part of the overall community, while also having the ability to stand alone and provide a greater variety of development opportunities. Overall Mulberry – PUD Master Plan – Key Design Elements.  Building Placement: While the Mulberry – PUD Master Plan is not proposing any specific development or providing specific building locations, types, etc., it does include standards that, when used in tandem with Fort Collins Land Use Code, create a pedestrian friendly, well- connected, diverse, neighborhood. A conceptual texture plan graphic has been included with this application to give a sense of what the Mulberry – PUD Master is trying to accomplish and provide a vision for the future. As previously noted, the Mulberry – PUD Master Plan has been broken down into 8 Districts, each varying from each of the others, but also complementing them as well. These Districts each contribute to the placemaking within the Mulberry – PUD Master Plan and provide for a variety of development opportunities; including permitting many types of residential uses, non-residential uses, parks & open spaces. More dense, higher, and intense uses are proposed nearer the Mulberry Road corridor and along Greenfields Drive. Further from these higher traffic areas, lower intensity residential uses are proposed, but still located near enough to take advantage of the mixed-use opportunities that the Mulberry – PUD Master Plan will provide. 8  Mulberry – PUD Master Plan : Project Narrative  Circulation: Roads and other infrastructure are being proposed per the City’s master plan. The development of Greenfields Drive, (an arterial) from Mulberry Road on the south to Vine Drive on the north will be the major north-south connection point through the Mulberry – PUD Master Plan and will not only provide access for the residents of the Mulberry – PUD Master Plan neighborhood but also provide another option for the greater Fort Collins community when traveling to and from north Fort Collins. Additionally, International Drive (arterial), Sykes Drive (collector), and ‘Street A’ (collector) all east-west thoroughfares will provide vehicular, bicycle, and pedestrian connections to existing adjoining development or opportunities for connections to future adjacent development. Furthermore, in working with City Staff, a minimum 50’ regional trail corridor has been provided that runs parallel to the existing railroad right-of-way, bisecting the neighborhood and making connections at the NW corner of the community at Vine Drive as well as on the eastern side of the community, adjacent to the Cooper Slough. Internally, along with a vast array of walks and more neighborhood focused, walks and trails, a central pedestrian corridor is provided that connects the main neighborhood park located in District 1 to the mixed-use areas of Districts 5, 6, 7, & 8 and all points in between. This corridor will be landscaped and provide the community opportunity to access all that the Mulberry – PUD Master Plan has to offer.  Landscaping: Landscaping will focus on contributing to the well-being and identity of the Mulberry – PUD Master Plan. The responsible use of raw water and water conserving and sustainable landscaping, including the use of native and materials adapted to Colorado’s climate, will drive the design and be utilized to accentuate features and tie the overall theme of the neighborhood together.  Open Space/Parks: Open space and parks are strategically placed to provide the most benefit to the community as well as preserving the most valuable areas of the property. A main neighborhood park is proposed central to District 1 that will provide a large amenity focused programed park experience. This park is adjacent to the planned regional trail corridor and its central location makes it usable by all residents within the Mulberry – PUD Master Plan neighborhood. Additionally, smaller parks and/or gathering spaces will be provided throughout the neighborhood, interspersed throughout, providing appropriate level amenities depending on their location within the neighborhood. Most open space and buffer areas can be found along the railroad right-of-way as well on the eastern boundary of the Cooper Slough and wetlands areas, as identified in the included ECS report. Required buffer areas will be developed in tandem with the City to ensure that the appropriate preservation and enhancements (if deemed necessary) take place during future development phases.  Public Benefit: Extensive work and commitments have been made by the Applicant for the greater good of the overall Mulberry – PUD Master Plan neighborhood and the overall Fort Collins community. Those include, but are not limited to: o Inclusion of affordable housing for a minimum 15% of total units within the community; o Infrastructure Improvements; o Crossing of the railroad ROW; o Construct roundabout at Greenfields Drive and Mulberry frontage road; o Contribute funding for improvements at Timberline Drive and Vine Drive; o Contribute funding for frontage road and Highway 14 median; o Contribute funding for Community Gateway; o High-Quality and Smart Growth Elements; o Environmental Sustainability; o Commitment to the development of solar energy development system; 9  Mulberry – PUD Master Plan : Project Narrative o Use of non-potable water irrigation system; o Sustainable landscape design; o Enhanced Community resiliency; PUD Intent & Proposed Updates The intent of the Mulberry – PUD Master Plan is not to disregard existing Fort Collins land use regulations, but rather customize the zoning for this unique property that is bringing many different uses together so that development may occur in a reasonable, flexible manner that will allow the best neighborhood possible to grow. The format of the included PUD Master Plan Set is such that the standards governing the document are easy to understand and apply. This includes:  PUD Master Plan Map – This plan lays out the proposed Districts as well as the overall transportation Framework.  Development Standards - Details pertaining to setbacks, building heights, and permitted densities as it pertains to each of the 8 Districts.  Land Uses - Tables are included detailing the permitted uses within each of the 8 Districts.  District Standards - Here District specific standards are provided that provide development guidance in lieu of the underlying zoning.  Supplemental Standards - These standards apply across all 8 Districts, as applicable, and include further direction on the development Residential Uses, Single-Family Attached and Multi-Family Uses, Building Height, Parks and Gathering Spaces, Accessory Dwellings Units, Signage, and others. Overall, the standards within this Mulberry - PUD Master Plan are intended to guide future development applications and outline the permitted zoning, land uses, and development standards for this particular property as described in the legal description on the cover sheet of this Mulberry PUD Master Plan. In the instances where there is a conflict between this PUD Master Plan document and the Fort Collins Land Use Code this Mulberry PUD Master Plan shall prevail. Where this document falls silent Fort Collins Land Use Code shall apply, as applicable. The following outlines several modifications updates that the Mulberry – PUD Master Plan is proposing to the Fort Collins Land Use Code as part of this process:  Land Uses – The land uses generally conform with the underlying zoning in place, but modifications were made to adjust to proposed land uses. A look at land use updates within each District: o District 1 – The permitted uses within this District generally fall in line with the underlying zoning, Low Density Mixed-Use (LMN). o District 2 – The permitted uses within this District generally fall in line with the underlying zoning, Low Density Mixed-Use (LMN), with the exception of permitting higher density and allowing multi- family uses normally found within the Medium Density Mixed-Use (MMN). District 2 is bounded by the railroad tracks, Greenfields Drive (an arterial), wetlands/buffer areas, and future (likely) non- residential development on adjacent property that is not part of the Mulberry – PUD Master Plan. This property, being near the District 1, makes sense to maintain as residential uses, but the aforementioned boundary items provide for excellent buffering and opportunities to develop higher densities and more attainable housing options without being invasive or problematic for nearby lower density residential uses and future development to the south. o District 3 – The underlying zoning of District 3 is split between Low Density Mixed-Use (LMN) and Medium Density Mixed-Use (MMN). The permitted land uses are in line with both zoning categories. At this time, District 3 is envisioned to develop as medium to higher density affordable housing. Allowing a higher density in this area makes sense as it is serving as a transition from the lower densities in District 1 to the planned more intense mix of uses planned in Districts 5, 6, & 7. o District 4 – The permitted uses within this District generally fall in line with the underlying zoning, Medium Density Mixed-Use (LMN) with an exception being made for additional non-residential uses being permitted in the instance that a vertically integrated mixed development occurs. o District 5 – The underlying zoning is Neighborhood Commercial (NC). The permitted uses are generally consistent with this zoning with modifications being made to allow for more crossover of 10  Mulberry – PUD Master Plan : Project Narrative uses between Districts 5, 6, & 7 which are envisioned to be designed cohesively. Proposed updates include:  To be consistent with the Standards of District 6, the maximum amount of residential permitted as a secondary use is now 30%, vs the previously permitted 25%.  Single Family Detached is now a permitted use, but limited to a maximum lot size of 3,500 sf. o District 6 – The underlying zoning is Employment (E). The permitted uses are generally consistent with this zoning with modifications being made to allow for more crossover of uses between Districts 5, 6, & 7 which are envisioned to be designed cohesively. Proposed updates include:  A larger variety of uses are permitted on the ground floor in the instance of a vertical residential mixed-use development.  Permit Single Family Detached residential with a maximum 3,500 sf lot size. o District 7 - The underlying zoning is General Commercial (CG) and the proposed land uses are generally consistent with the underlying zoning. o District 8 - The underlying zoning is General Commercial (CG) and the proposed land uses are generally consistent with the underlying zoning with a few modifications permitted that allow compatible lighter industrial uses that may take advantage of this more isolated District that fronts Mulberry Road. o Other: Accessory Dwelling Units (ADUs) – ADUs are proposed to be permitted with Districts 1, 2, 3, and 4 in order to provide another attainable housing option for the community. Included within this Mulberry PUD Master Plan are full standards for their application and use. ADUs are a great way to provide housing opportunities at attainable levels. The latest draft of the City of Fort Collins Housing Strategic Plan encourages the use of ADUs and their application in neighborhoods.  Development Standards Proposed development standards are generally consistent with the specified underlying zoning districts with a few exceptions as noted below: o Rear Setbacks - Proposed is that for homes that are not traditional front load, a 0’ rear setback is permitted for garages. This of course is only permitted in those instances where a utility easement is not required in the rear of homes. The Applicant has been working diligently with utility providers to address the placement of utilities to ensure this standard works. If a utility is required in the rear, the rear setback shall match the utility easement width. An engineering variance to account for this modification has been included as part of these application materials. o Side Setbacks – The side setbacks for single-family detached residential uses have been updated to permit a minimum 3’ side setback. The Applicant is aware of the additional Building Code standards that must be followed when houses are located in a proximity such as this. Permitting these side setbacks will be permit greater density and promote the goal of providing more attainable housing. These setback standards are proposed to provide an opportunity for increased density and the ability to develop more attainable housing. The Applicant has found that this is more cost effective to construct single-family detached homes on smaller lots versus similarly sized homes that are attached. This cost savings is passed on to the consumer allowing for lower and more attainably priced housing. o Building Height – Overall building height is generally consistent with the underlying zoning, with the following exceptions:  Residential Uses, including single-family detached residences, may be up to 3 stories.  Within Districts 5, 6, 7, & 8, building height has been standardized so that cohesive development within this mixed-use area may occur. 11  Mulberry – PUD Master Plan : Project Narrative  Housing Types This Mulberry – PUD Master Plan has increased the number of home types that may be distinguished as a separate housing type to satisfy diversity requirements of the current Fort Collins Land Use Code. The current requirements in the Fort Collins Land Use Code are clearly written to encourage a wide variety of product and homes types and discourage homogeny of home types offered. With the proposed revised standards, the Mulberry – PUD Master Plan is proposing to allow a variety of housing types that meet the goal of providing housing type diversity while also achieving the goals of providing attainable and affordable housing. Housing types added include single-family detached townhomes, cottage homes, single-family detached and paired home – common lot, and others; these all will complement the other housing types already permitted such as single-family detached front load, single family detached rear, single family attached, etc. This idea of increasing housing types is consistent with the latest draft of the City of Fort Collins Housing Strategic Plan which specifically includes recommendations for the “Establishment of additional housing types; opportunity to increase overall supply.” The Mulberry – PUD Master Plan is meeting this objective and bringing new opportunities and bringing attainable and affordable housing to the market, which is badly needed as described in the latest draft of the City of Fort Collins Housing Strategic Plan. Within the Mulberry – PUD Master Plan a litany of housing types have been included as lot typicals to illustrate how these differing product types work, how they live and how they are different from each other.  Signage The Mulberry – PUD Master Plan is intended to be a Gateway neighborhood to the Fort Collins Community as such provisions are proposed as part of this PUD Master Plan to account its unique location. Proposed within the PUD Master Plan are several key icon signs that will identify the Gateway to the Community as well as announce the entrance to the Mulberry – PUD Master Plan neighborhood. Additional signage shall follow Fort Collins Signage Code as noted within this Mulberry – PUD Master Plan and/or a future planned sign program.  Development Review As part of the Mulberry – PUD Master Plan it is proposed that all residential uses conforming to the standards set forth within this Mulberry – PUD Master Plan and the Fort Collins Land Use Code, as applicable, be permitted to follow the Fort Collins Type 1 Review process. The Applicant, having developed many housing options with Fort Collins, has long recognized that one of the biggest impediments to building and developing affordable and attainable housing is the lengthy approvals process that adds time, uncertainty, and money to a project that ultimately gets passed down to the end user, the home buyer, increasing their costs and further increasing the minimum barrier of entry for a would-be home owner. The latest draft of the City of Fort Collins Housing Strategic Plan states that the City should be looking at ways to “refine and simplify the development process.” We believe the standards within this Mulberry – PUD Master Plan, the City of Fort Collins Land Use Code and working with City of Fort Collins Planning Staff during the development review process, provide the clear and concise development guidance needed to develop a successful project within the City. 9. Narrative description of how disturbances to wetlands, natural habitats and features and/or wildlife are being avoided to the maximum extent feasible. As highlighted within the Environmental Characterization Study (ECS) provided within this Mulberry – PUD Master Plan application, there will be minimal natural habitats and features and/or wildlife impacted by the development of the Mulberry – PUD Master Plan. The ECS identifies a small wetlands area on the eastern portion of the site, as well as the Cooper Slough that is located offsite. Both these areas will be properly buffered, preserved, and/or updated, as necessary. The ultimate conditions and treatments of these areas will be addressed at the time of future Final Plans and will be treated as stipulated within the Fort Collins Land Use code Section 3.4 Environmental, Natural Area, Recreational and Cultural Resource Protection Standards. 12  Mulberry – PUD Master Plan : Project Narrative 10. Narrative description of transition techniques, associated buffering and how conflicts between existing and proposed land uses are mitigated. Fortunately, the Mulberry – PUD Master Plan Area is surrounded by compatible uses and there are minimal conflicts anticipated between this future development and existing proposed uses. The following are the surrounding uses and the mitigation utilized (if any):  North (Vine Drive) – Vine Drive makes up the northern boundary of the property. District 1 which comprises this northern portion of the Mulberry PUD includes low density residential which is consistent with the development on the north side of Vine Drive. Additionally, setbacks and enhanced landscaping will be provided along Vine Drive consistent with City of Fort Collins Standards.  East (North of International) – To the east of the Mulberry – PUD Master Plan is the Cooper Slough which is likely to be undeveloped in perpetuity. The required buffer overlaps with the Mulberry – PUD Master Plan neighborhood and will be accounted for and treated accordingly to City of Fort Collins standards for this area during the development of this portion of the neighborhood.  East (South of International) - In this area, Greenfields Drive makes up the eastern boundary of the Mulberry – PUD Master Plan. While the area to the east of Greenfields Drive is currently undeveloped, it our understanding that it is likely to develop as a mixed-use area that is entirely compatible with the Mulberry – Master Plan neighborhood. This area is in the unincorporated county.  South (Mulberry Road / Mulberry Frontage Road) – More intense non-residential uses are planned for this area, taking advantage of the high visibility and access provided by the busy Mulberry Road corridor. Appropriate setbacks and landscape treatments will be provided to make this face of the Mulberry – PUD Master Plan show well and further establish this neighborhood as a gateway to the City of Fort Collins.  West (south of International) – On the south end of this area adjacent to District 8 are a mix non- residential and light industrial uses. These existing uses are compatible with the use proposed to be permitted within District 8, so little to no mitigation is likely to be required. Further north in this area an undeveloped construction storage yard is located adjacent to Districts 3 and 6. Our understanding that no future development is currently planned for this property and that it is not likely to develop for quite a long time. Development within Districts 3 & 6 will ensure that proper setbacks and landscape treatments are provided for against this transitional parcel of property.  West (north of International) – Directly adjacent to this area is the Mosaic community. Mosaic, in this area adjacent to District 1 of the Mulberry PUD Master Plan, is comprised of developed and soon-to-be developed single-family detached homes, which is what is envisioned within this area of District 1 in the Mulberry – PUD Master Plan. These uses area entirely compatible and will help create a more unified development within this area of Fort Collins. 11. Narrative description of the architectural design including general description of how Building Standards or alternative standards are met (Sections 3.5.1 and other applicable Sections in 3.5). Depending on the nature of the project, the narrative provided may be one page or multiple pages. Description should also include information regarding the design approach used to satisfy any applicable historic preservation considerations, as required in Section 3.4.7 -- Historic and Cultural Resources and should also include a discussion of the design approach used to satisfy the recommendations from the Landmark Preservation Commission (LPC), if applicable. The area comprised of the Mulberry – PUD Master Plan has historically been used for farming, there are no substantial buildings on the property that would be considered historical or warrant preservation. Architecture is envisioned to high quality and cohesive, meeting the high-standards that Fort Collins has come to expect, and following the standards set forth within this Mulberry – PUD Master Plan and the City of Fort Collins Land Use Code, as applicable. With this being the PUD Master Plan step in the development process, no specific architecture or building designs are proposed at this time. 13  Mulberry – PUD Master Plan : Project Narrative 12. Development Phasing Schedule (if applicable). This shall include a development schedule with anticipated start dates, completion dates and descriptions for each development phase proposed. Schedule shall include the proposed phasing of construction of public improvements and recreational and common space areas. Projects with multiple parcels and/or property owners should review and refine shared phased elements such as streets, walkways/trails, grading, walls and utilities and incorporate construction phasing by development parcel, if applicable. Larger or more complex projects should include a phasing plan and supplemental tables and notations as a plan sheet.’ An estimated development phase schedule has been included below and within the attached Mulberry – PUD Master Plan set. The following anticipates the development timing of each phase and what is included within each phase. It should be noted that it is assumed that all infrastructure (looped water, sewer, other utilities, etc.) required to successfully develop each phase will be included with each noted phase. Additionally, this is just an approximation of the development phasing schedule, as market conditions and other factors will ultimately determine the phasing schedule and timeline.  Phase 1 - o Includes the portion of District 1, south of the railroad ROW, west of Greenfields Drive, and north of International Drive, consisting mostly of lower density residential uses. o Greenfields Drive - north from Mulberry (including new roundabout at Greenfields Drive and Mulberry Frontage Road) to Sykes Drive. o Sykes Drive – From intersection at Greenfields Drive to the western project boundary o International Drive – From the intersection at Greenfields Drive to the western boundary. o Estimated to begin the development process early 3rd quarter of 2021 and is expected to break ground in 2022.  Phase 2 – o Includes District 3 for residential uses (likely affordable units) o Development of Street “A” from Greenfields Drive to western property boundary. o Estimated to begin the development process 3rd quarter of 2021 and is expected to break ground in 2022.  Phase 3 – Development of District 2 with lower to mid density residential uses. o Design and formal designation of portion of regional trail corridor from eastern boundary at Cooper Slough to Greenfields Drive. o Development of Cooper Slough / wetland buffer zone as required on eastern project boundary o Estimated to begin the development process in 2022  Phase 4 – o Development of District 4 with higher density residential uses. o TBD timing for beginning the development process.  Phase 5 – o Includes districts 5, 6, & 7, a mix of uses that will likely be sub-phased. o Estimated that a portion of this phase will start the development process in 2022, but timing is contingent on market forces.  Phase 6 – o Remainder of District 1, north of railroad tracks, mostly of lower density residential uses. o Extension of Greenfields Drive from intersection of Greenfields Drive and Sykes Drive to Vine Drive on the north o Design of regional trail corridor from Greenfields Drive to NW corner of the project on the north side of the railroad tracks o Design of regional trail underpass of Greenfields Drive o Development of vehicular, pedestrian, and regional trail crossing of railroad tracks. o Estimated to begin the development process in 2023 to 2025, with buildout occurring in 14  Mulberry – PUD Master Plan : Project Narrative multiple subphases.  Phase 7 – o District 8 development of likely non-residential use is TBD and is contingent on market forces. MULBERRY | TEXTURE PLAN 04/07/2021 0 200 400 800Greenfields CourtDelozier DriveVine Drive Sykes Drive International Drive East Mulberry Street A Drive La k e C a n a l G r e a t W e s t e r n R a i lw a y C o o p e r S l o u g h Cooper Slough Buffer R e g i o n a l T r a i l R e g i o n a l T r a i l Note: Plan is conceptual and subject to change.