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HomeMy WebLinkAboutMULBERRY & GREENFIELDS - PUD MASTER PLAN - ODP210002 - SUBMITTAL DOCUMENTS - ROUND 1 - LUC REQUIREMENTSMulberry – PUD Master Plan : PUD Review Criteria   1    The following addresses how the Mulberry PUD Master Plan address the PUD Review Criteria found in Section 4.29 (D) (2) of the Fort Collins Land Use Code. (2) In order to approve a proposed PUD Master Plan, the decision maker must find that the PUD Master Plan satisfies the following criteria: (a) The PUD Master Plan achieves the purpose and objectives of Sections 4.29 (A) and (B); See inline responses to each criterium below. Section 4.29 (A) Purpose. 1) Directs and guides subsequent Project Development Plans and Final Plans for large or complex developments governed by an approved PUD Master Plan. The proposed Mulberry – PUD Master Plan provides clear direction and guidance for future development. Where this document falls silent the standards of the Fort Collins Land Use code shall be followed. 2) Substitutes a PUD Master Plan for an Overall Development Plan for real property within an approved PUD Overlay. The Mulberry – PUD Master Plan provides the information typically required as part of the Overall Development Plan. 3) Positions large areas of property for phased development. This Mulberry – PUD Master Plan meets this requirement, as it is proposing a large, multi-phase mixed project over an approximately 226 acre area. 4) Encourages innovative community planning and site design to integrate natural systems, energy efficiency, aesthetics, higher design, engineering and construction standards and other community goals by enabling greater flexibility than permitted under the strict application of the Land Use Code, all in furtherance of adopted and applicable City plans, policies, and standards. The Mulberry - PUD Master Plan includes many standards and attributes that provide for thoughtful and innovative community design, higher design, and better and more efficient planning. Many are listed below, as are established in the Metropolitan District Service Plan and the Public Benefits Agreement for Mulberry: o Inclusion of affordable housing for a minimum 15% of total units within the community; o Inclusion of minimum 5 acre community park; o Reduced setbacks for single-family detached homes; o Increased permitted density in strategic locations; o Wide variety of permitted uses both residential and non-residential; o Vehicular and non-vehicular crossing of the railroad ROW; o Construct roundabout at Greenfields Drive and Mulberry frontage road; 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; o Use of non-potable water irrigation system o Sustainable landscape design o Enhanced Community resiliency  Improvements to Cooper Slough to reduce runoff and lower peak flows through upstream planting and mitigation; Mulberry – PUD Master Plan : PUD Review Criteria   2    Improvements to Lake Canal to help bring it out of the current flood plain; and 5) Allows greater flexibility in the mix and distribution of land uses, densities, and applicable development and zone district standards. The Mulberry – PUD Master Plan has been developed to permit a wide variety of uses in a great range of density, all with the end goal of providing a mixed-use community that is well amenitized that provides commercial and retail services and a variety of affordable and attainable housing options. Section 4.29 (B)Objectives. 1) Encourage conceptual level review of development for large areas. Provides an overall guiding vision for the 226 acre project, depicting overall development opportunities and an estimated phasing schedule. 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 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; This objective as has been met. Proposed are 8 distinct Districts, that permit a wide variety of land uses increases; including a range of density from low to high; as well as opportunity for mixed-use development and more traditional commercial, retail and employment uses. b) Innovation in development; This objective has been met with several innovative solutions proposed; including: o Inclusion of affordable housing for a minimum 15% of total units within the community. o Contribute funding for Community Gateway. o High-Quality and Smart Growth Elements  Increased density;  Alley access for at least 40% of total dwelling units  Added utility services and raw water dedication  Enhanced pedestrian crossings;  Central pedestrian-oriented greenway spine  Secondary bicycle path to provide a more direct route for cyclists;  Enhanced east-west greenway to connect from the railroad crossings to the Cooper Slough;  Mixed-Use Design. o Environmental Sustainability o Commitment to the development of solar energy development system; o Use of non-potable water irrigation system o Sustainable landscape design o Enhanced Community resiliency  Landscape architecture designed to support the flight distances and migration patterns of applicable pollinators c) More efficient use of land and energy; This objective has been met by:  Strategically increasing density;  Concentrating development in an infill area of the community;  Developing for environmental Sustainability;  Commitment to the development of solar energy development system; Mulberry – PUD Master Plan : PUD Review Criteria   3     Use of non-potable water irrigation system;  Sustainable landscape design;  Enhanced Community resiliency through;  Improvements to Cooper Slough to reduce runoff and lower peak flows through upstream planting and mitigation; and  Landscape architecture designed to support the flight distances and migration patterns of applicable pollinators d) Public amenities commensurate with the scope of the development; Public amenities have been included within the PUD Master Plan, they include:  A large centrally located park (min. 5 acre)  Requirement of smaller community parks, gathering spaces, or similar.  Central pedestrian corridor that connects the entire community is provided,  A minimum 50’ wide regional trail corridor.  Complete infrastructure and road network to serve vehicles, bicycles and pedestrians e) Furtherance of the City's adopted plans and policies; and The Mulberry PUD Master Plan meets, exceeds and furthers the following City plans and policies:  City Plan o Land Uses o Transportation Plan o Trails Master Plan  East Mulberry Corridor Plan  Land Use Code Audit (2020)  Housing Strategic Plan f) Development patterns consistent with the principles and policies of the City's Comprehensive Plan and adopted plans and policies. This PUD Master Plan application is in conformance with the policies and goals of both the City of Fort Collins City Plan and the applicable East Mulberry Corridor Plan. The following Principles, Policies, and/or Goals are a sampling those within these guiding documents that are applicable to this application. Fort Collins City Plan Principle LIV 1: Maintain a compact pattern of growth that is well served by public facilities and encourages the efficient use of land. The Mulberry PUD Master Plan property is well located to be served by existing Fort Collins infrastructure. With existing City infrastructure located nearby and development in the surrounding area, this property achieves the goal for a compact pattern of growth. 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. Mulberry – PUD Master Plan : PUD Review Criteria   4    The approval of this Mulberry PUD Master Plan will allow development that will serve to further enhance the Mulberry corridor, a major gateway into the City. The mix of uses permitted by the proposed Mulberry – PUD Master Plan will not only provide the opportunity to develop a multi-faceted community on this property but also provide for the opportunity to enhance the overall Mulberry Road corridor. Principle LIV 4: Enhance neighborhood livability. 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. The proposed Mulberry – PUD Master Plan builds upon the underlying zoning by permitting and encouraging a wide variety of residential types and densities. Additionally, it is proposed that the mixed use areas of Districts 5, 6, 7, & 8 permit opportunities for unique and varied residential types. Together this property will offer a variety of residential opportunities that will further enhance the character of the Fort Collins 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. Additional east-west connectivity is provided with the development of Sykes Dr, International Drive, and Street A. 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. Developments that share a property line and/or street frontage with an existing neighborhood should promote compatibility by:  Continuing established block patterns and streets to improve access to services and amenities from the adjacent neighborhood;  Incorporating context-sensitive buildings and site features (e.g., similar size, scale and materials); and » Locating parking and service areas where impacts on existing neighborhoods—such as noise and traffic—will be minimized. The Mulberry – PUD Master Plan allows for a development pattern that is compatible within its boundaries as well as in the surrounding areas. The PUD Master Plan allows for a gradation of densities from Mulberry Road 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 community of Mosaic. 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. Mulberry – PUD Master Plan : PUD Review Criteria   5    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. The Mulberry – PUD Master Plan fully supports and encourages these policies as well as those of the latest draft of the Fort Collins Strategic Housing Master Plan. This PUD Master Plan permits a variety of housing options, updated standards, and strategically increased densities all in order to achieve the goals of providing attainable “missing middle” housing as well as truly affordable housing for the community. Approval of this Mulberry – PUD Master Plan will further these objectives. East Mulberry Corridor Plan 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. A land use development pattern that allows for direct access through an extensive interconnected street and trail network, highlighted by a central pedestrian corridor connecting the entire community to the mixed use and non-residential uses that will support the residents’ daily lives. 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. The Mulberry – PUD Master Plan permits commercial, retail, and employment land uses that will serve the residents of this immediate community as well as residents, consumers and travelers throughout the greater Mulberry corridor. Goal T-4 New additions to the street network will provide increased connectivity between existing and proposed development. The extension of Greenfields Drive to the north will allow for the connection to Vine Drive and increased east-west connectivity will be accomplished through the development of Sykes Drive, International Drive, and Street A. Goal H-1 A variety of housing types will be provided to both provide housing close to employment and shopping and to add diversity. All Districts within the Mulberry – PUD Master Plan permit varying types and amounts of density. The variety of housing types will provide housing opportunities near to employment and shopping. 3) Ensure high-quality urban design and environmentally-sensitive development that takes advantage of site characteristics. As demonstrated throughout the Mulberry – PUD Master Plan, high quality urban design is of paramount importance to the overall design and success. The included development standards, emphasis on high Mulberry – PUD Master Plan : PUD Review Criteria   6    quality diverse housing types, and encouragement for development of horizontal and vertical mix of uses all create a framework of strong urban design principles. Additionally, special care is taken to respect and buffer environmentally sensitive areas of the property. This includes identifying wetlands and the Cooper Slough buffer areas. As the project begins to develop the ultimate treatment of these areas will be fully designed and the Applicant is committed to working with City Staff to ensure that all environmentally sensitive areas are buffered, enhanced, and/or preserved as required per this Mulberry – PUD Master Plan and City of Fort Collins Land Use Code requirements. 4) Promote cooperative planning and development among real property owners within a large area. The Mulberry – PUD Master Plan promotes cooperation planning and develop with adjoining property owners and developments (both existing and future).  To the west - existing and plan streets within the Mosaic subdivision are continued through to the Mulberry – PUD Master Plan area, additionally, International Drive as well as Street A, will connect to the west to provide for future connectivity for those adjacent undeveloped parcels.  To the east - on the northern portion of the neighborhood, is the Cooper Slough where no development is likely to occur, so buffers and natural areas are proposed to further enhance this feature.  To the east - on the southern portion of the neighborhood, is undeveloped property located in unincorporated Larimer County. Both properties share Greenfields Drive as a boundary so its development will benefit both property owners.  To the north and south - boundaries are composed of major transportation corridors, Mulberry Road and East Vine Drive, so consideration is being made for connectivity and to understand mitigation traffic impacts on those roads to the extent feasible. The Mulberry – PUD Master Plan provides for an interconnected series of streets that continue and improve the area transportation network. 5) Protect land uses and neighborhoods adjacent to a PUD Overlay from negative impacts. The Mulberry – PUD Master Plan works to be entirely compatible with the surrounding land uses and neighborhoods though the use of like uses, similar density and intensity of development, and through the selective application of buffering, each utilized in different areas of the neighborhood as appropriate. (b) The PUD Master Plan provides high quality urban design within the subject property or properties; As demonstrated throughout the Mulberry – PUD Master Plan, high quality urban design is of paramount importance to the overall design and success. The included development standards, emphasis on high quality diverse housing types, and encouragement for development of horizontal and vertical mix of uses all create a framework of strong urban design principles. (c) The PUD Master Plan will result in development generally in compliance with the principles and policies of the City's Comprehensive Plan and adopted plans and policies; Please see response to Section 4.29 (B) 2) F, above. Mulberry – PUD Master Plan : PUD Review Criteria   7    (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 The Mulberry – PUD Master Plan will result in compatible design for the entire community and is committed to meeting all required design standards for infrastructure, public streets, trails, drainage, utilities, etc. except as otherwise amended and approved by the City of Fort Collins, including site-specific variances to these standards. (e) The PUD Master Plan is consistent with all applicable Land Use Code General Development Standards (Article 3) except to the extent such development standards have been modified pursuant to below Subsection (G (below)). G) Modification of Densities and Development Standards. 1) Certain densities and development standards set forth in the Land Use Code and described in below Subsection (G)(2) may be modified as part of a PUD Master Plan. The modification procedure described in this Section (G) substitutes for the modification procedure set forth in Division 2.8. The Mulberry – PUD Master Plan strategically adjusts densities and development standards in order to create a great neighborhood that provides affordable and attainable housing opportunities as well as support for non-residential development that counts on certain levels of nearby housing for support. We believe the requested densities and standards are well within the standards of modification. 2) The application must enumerate the densities and development standards proposed to be modified. a) (a)The application shall describe the minimum and maximum densities for permitted residential uses. Proposed maximum and minimum densities are clearly listed within the Mulberry – PUD Master Plan for each of the 8 Districts. b) The application shall enumerate the specific Land Use Code Article 3 development standards and Article 4 land use and development standards that are proposed to be modified and the nature of each modification in terms sufficiently specific to enable application of the modified standards to Project Development Plans and Final Plans submitted subsequent to, in conformance with and intended to implement, the approved PUD Master Plan. Modifications under this Section may not be granted for Engineering Design Standards referenced in Section 3.3.5 and variances to such standards are addressed in below Subsection (L). Specific information about the requested modifications to Land Use Code can be found within the accompanying Mulberry – PUD Master Plan document as well as the project narrative. As noted within the narrative, the intent of the Mulberry – PUD Master Plan is not to complete revise Fort Collins standards, but rather shape them to provide the necessary flexibility for the unique project proposed with this Mulberry – PUD Master Plan. 3) In order to approve requested density or development standard modifications, the decision maker must find that the density or development standard as modified satisfies the following criteria: a) The modified density or development standard is consistent with the applicable purposes, and advances the applicable objectives of, the PUD Overlay as described in Sections 4.29 (A) and (B); As demonstrated within earlier portions of this narrative we believe we satisfy all review requirements as it pertains to density increases and modifications to land use and development standards. Mulberry – PUD Master Plan : PUD Review Criteria   8    b) The modified density or development standard significantly advances the development objectives of the PUD Master Plan; The proposed density clearly advances the development objectives of the Mulberry – PUD Master Plan by supporting compact, urban development. c) The modified density or development standard is necessary to achieve the development objectives of the PUD Master Plan; and As previously discussed through these submittal materials, one of the main objectives of the Mulberry – PUD Master Plan is that of creating affordable and attainable housing. The proposed densities and standards further this objective. d) The modified density or development standard is consistent with the principles and policies of the City's Comprehensive Plan and adopted plans and policies. As addressed within review criteria Section 4.29 (B) 2) F, above, the Mulberry – PUD Master Plan and its proposed densities and development standards are consistent with the principles and policies of the applicable adopted plans and policies.