HomeMy WebLinkAboutMULBERRY & GREENFIELDS - PUD MASTER PLAN - ODP210002 - SUBMITTAL DOCUMENTS - ROUND 1 - ODP1 of 12
COVER
SHEET
MULBERRY - PUD MASTER PLAN
N.T.S
SITE
INTERSTATE 25E VINE DRIVE
COVER SHEET 1
EXISTING CONDITIONS PLAN 2
PUD MASTER PLAN 3
PHASING PLAN 4
DEVELOPMENT STANDARDS 5
LAND USE STANDARDS 6
DISTRICT STANDARDS 7
SUPPLEMENTAL STANDARDS 8
SUPPLEMENTAL STANDARDS 9
HOUSING TYPE LOT TYPICALS 10
HOUSING TYPE LOT TYPICALS 11
HOUSING TYPE LOT TYPICALS 12
THIS PLANNED UNIT DEVELOPMENT TO BE KNOWN AS MULBERRY -PUD MASTER
PLANS IS APPROVED BY ORDINANCE NO. ________, 2021, PASSED AND ADOPTED
ON FINAL READING AT A REGULAR MEETING OF THE PLANNING AND ZONING
BOARD OF FORT COLLINS, COLORADO, HELD ON THIS _________ DAY OF_________,
2021..
___________________________________________________________________________
City Clerk
THE UNDERSIGNED DOES/DO HEREBY CERTIFY THAT I/WE ARE THE LAWFUL
OWNERS OF REAL PROPERTY DESCRIBED ON THIS PUD MASTER PLAN AND DO
HEREBY CERTIFY THAT I/WE ACCEPT THE CONDITIONS AND RESTRICTIONS
SET FORTH ON SAID PROJECT DEVELOPMENT PLAN WITHIN THE LIMIT OF
DEVELOPMENT BOUNDARY.
_______________________________________________
Owner (Signed)Date
THE FOREGOING INSTRUMENT WAS ACKNOWLEDGED BEFORE ME
THIS_____________ DAY OF _____________ A.D., 20______. BY
__________________________________________________________________________
(Print Name)
AS______________________________________________________
MY COMMISSION EXPIRES:__________________________________
WITNESS MY HAND AND OFFICIAL SEAL.
_______________________________________________________
Notary Public Address
CIVIL ENGINEER / TRAFFIC:
PLANNER:
GALLOWAY
5265 RONALD REAGAN BLVD. SUITE 210
JOHNSTOWN, CO 80534
ROB VAN UFFELEN
P: (970) 800-3300
NORRIS DESIGN
244 NORTH COLLEGE AVENUE SUITE 130
FORT COLLINS, CO 80521
RYAN MCBREEN
P: (970) 409-3414
HARTFORD ACQUISITIONS
4901 GOODMAN RD
TIMNATH, CO 80547
LANDON HOOVER
P: (970) 286-3329
APPLICANT:
E MULBERRY STREETCO RD 9ETHE NW1/4 OF SECTION 9, TOWNSHIP 7 NORTH, RANGE 68 WEST OF THE 6TH P.M.,
EXCEPT RIGHT OF WAY FOR COUNTY ROAD 48 AND EXCEPT RIGHT OF WAY IN
BOOK 245 AT PAGE 77, COUNTY OF LARIMER, STATE OF COLORADO.
AND ALSO,
THE W1/2 SW1/4 OF SECTION 9, TOWNSHIP 7 NORTH, RANGE 68 WEST OF THE 6TH
P.M.,EXCEPT THAT PORTION THEREOF CONVEYED IN DEED RECORDED JULY 3,
1959 IN BOOK 1097 AT PAGE 148 AND CORRECTED IN DEED RECORDED MAY 20,
1965 IN BOOK 1290 AT PAGE 520;
ALSO EXCEPT THAT PORTION THEREOF CONVEYED IN DEED RECORDED
DECEMBER 3, 1984 IN BOOK 2300 AT PAGE 1701,
ALSO EXCEPT THAT PORTION CONVEYED TO LARIMER COUNTY BY SPECIAL
WARRANTY DEED RECORDED JULY 10, 2017 AT
RECEPTION NUMBER 20170044766,
COUNTY OF LARIMER, STATE OF COLORADO.
APPROVAL OF THIS MULBERRY PLANNED UNIT DEVELOPMENT - MASTER PLAN
CREATES A VESTED PROPERTY RIGHT PURSUANT TO SECTION 24-68-103
COLORADO REVISED STATUTES, AS AMENDED, AND FORT COLLINS LAND USE CODE SECTION 2.2.11(C)
1.THE STANDARDS WITHIN THIS MULBERRY PUD GUIDE 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. IN THE INSTANCES WHERE THERE IS A CONFLICT BETWEEN
THIS PUD DOCUMENT AND THE FORT COLLINS LAND USE CODE THIS PUD DOCUMENT SHALL
PREVAIL. WHERE THIS DOCUMENT FALLS SILENT FORT COLLINS LAND USE CODE SHALL APPLY, AS
APPLICABLE.
2.THIS MULBERRY - PUD MASTER PLAN CONSISTS OF:
- THE MULBERRY- PUD MASTER PLAN SHEETS 1 THROUGH 12; AND
- VARIANCES FROM ENGINEERING DESIGN STANDARDS.
3.PURSUANT TO ORDINANCE NO. _____, 2021 OF THE CITY COUNCIL OF THE CITY OF FORT COLLINS,
COLORADO, THIS MULBERRY - PUD MASTER PLAN AND THE MULBERRY PUD MASTER PLAN
DEVELOPMENT AGREEMENT ARE APPROVED AS SITE SPECIFIC DEVELOPMENT PLANS FOR THE
PURPOSE OF GRANTING VESTED PROPERTY RIGHTS FOR THE USES, DENSITIES, DEVELOPMENT
STANDARDS AND VARIANCES FROM ENGINEERING DESIGN STANDARDS ALL AS SET FORTH IN THIS
MULBERRY - PUD MASTER PLAN AND THE MULBERRY PUD MASTER PLAN DEVELOPMENT
AGREEMENT FOR A PERIOD OF TWENTY-FIVE (25) YEARS AFTER THE EFFECTIVE DATE OF
ORDINANCE NO. ____, 2021.
4.PUBLIC STREETS SHALL COMPLY WITH THE "LARIMER COUNTY URBAN AREA STREET STANDARDS"
OR APPROVED VARIANCES THERETO. THE ACCESS POINTS SHOWN ON THIS MULBERRY - PUD
MASTER PLAN ARE APPROXIMATE LOCATIONS ONLY. FINAL LOCATIONS OF ACCESS POINTS WILL BE
DETERMINED AT THE TIME OF INDIVIDUAL PROJECT DEVELOPMENT PLAN REVIEW AND APPROVAL.
5.PER LUC SECTION 3.7.3(E)(1), ALL TRANSPORTATION, WATER AND WASTEWATER, STORM DRAINAGE,
EMERGENCY SERVICES, AND ELECTRIC POWER FACILITIES SHALL MEET THE REQUIREMENTS OF
ADEQUATE PUBLIC FACILITIES AT THE TIME OF INDIVIDUAL PROJECT DEVELOPMENT PLAN REVIEW
AND APPROVAL.
6.THIS MULBERRY - PUD MASTER PLAN SHOWS THE GENERAL LOCATION AND APPROXIMATE SIZE OF
NATURAL AREAS, HABITATS AND FEATURES WITHIN ITS BOUNDARIES AND THE PROPOSED ROUGH
ESTIMATE OF THE NATURAL AREA BUFFER ZONE AS IDENTIFIED AND REQUIRED BY LAND USE CODE
SECTION 3.4.1(E). DETAILED MAPPING OF NATURAL AREAS, HABITATS, AND FEATURES WILL BE
PROVIDED AT THE TIME OF INDIVIDUAL PROJECT DEVELOPMENT PLAN SUBMITTALS. GENERAL
BUFFER ZONES SHOWN ON THIS MULBERRY - PUD MASTER PLAN MAY BE REDUCED OR ENLARGED
BY THE DECISION MAKER FOR INDIVIDUAL PROJECT DEVELOPMENT PLANS IN ACCORDANCE WITH
LAND USE CODE SECTION (E)(1).
7.AT THE TIME OF EACH PROJECT DEVELOPMENT PLAN, AN ECOLOGICAL CHARACTERIZATION STUDY
(ECS) WILL BE PERFORMED TO MATCH THE SCOPE OF THE PROJECT DEVELOPMENT PLAN. EACH
SUCH ECS WILL DOCUMENT EXISTING SIGNIFICANT ECOLOGICAL VALUE OF THE SITE, AND
PROPOSE MITIGATION FOR THE IMPACTS THE DEVELOPMENT WILL HAVE TO THE ECOLOGICAL
VALUE OF THE SITE AS REQUIRED BY LAND USE CODE SECTION 3.4.1.
OWNER:
DATE:
SHEET TITLE:
OWNER:
DATE:
SHEET TITLE:CHECKED BY:DRAWN BY:MULBERRYPUD MASTER PLANFORT COLLINS, COLORADOHARTFORD AQUISITIONS
4801 GOODMAN RD
TIMNATH, CO 80547
DHRM 4/7/21 01 Submittal
NOT FOR
CONSTRUCTION
244 North College Avenue #130
Fort Collins, Colorado 80524
P 970.409.3414
www.norris-design.com
SHEET INDEX
GENERAL PUD MASTER PLAN NOTES
PROJECT TEAM
SITE LOCATION MAP LEGAL DESCRIPTION OWNERS CERTIFCATE
APPROVED
LAND USE TABLE
Notes:
1.Primary Permitted Uses - Uses shall be permitted per District shall follow the Land Use Table
found on Sheet 6 of this Mulberry - PUD Master Plan.
2.Right of Way - Total includes ROW as shown on the Mulberry - PUD Master Plan Map found on
Sheet 3 of this Mulberry - PUD Master Plan. Additional ROW is permitted and anticipated as
part of the future development of each District.
50'
RAILROAD
ROW
40' WATER LINE
EASEMENT
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LAKE CANALEAST VINE DRIVENOT A
PART MULBERRY ROADMOSAIC
SUBDIVISION FRONTAGE ROAD NNOT A
PART
TRAIL HEAD
SUBDIVISION
DELOZIER ROAD
100 YE
A
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FLOOD
W
A
Y
100 YE
A
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FLOOD
P
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PROPERTY LINE
PROPERT
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PROPERTY LINEPROPERTY LINE100 Y
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FLOO
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100 YE
A
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FLOOD
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GREENFIELDS COURT
W
WWGGGGGGG
OHEOHEUEOHE OHEOHE
OHE OHEOHEOHEOHEOHEOHE
OHEOHEOHEOHEOHEOHEOHEOHEOHEOHEW WWWW
WWWOHUOHUOHUOHUOHUEOHUOHUOHUOHUOHUOHUOHUOHUOHUOHUOHUOHUGGGGGGGGGGGCTVCTVCTVCTVCTVCTVCTVCTVCTVCTVCTVCTVCTVSSSSSSSSSSSSSSSSSSSSSS2 of 12
EXISTING
CONDITIONS
NORTH
0 200100 400
SCALE 1" = 200'
R
1.A 300' buffer (measured from top of banks) for the Cooper Slough shall be provided, but the decision maker may reduce or alter any portion of the general buffer zone distance so long as the reduced buffer complies with the performance standards set forth below:
a.(a)The project shall be designed to preserve or enhance the ecological character or function and wildlife use of the natural habitat or feature and to minimize or adequately mitigate the foreseeable impacts of development.
b.(b)The project, including, by way of example and not by way of limitation, its fencing, pedestrian/bicycle paths and roadways, shall be designed to preserve or enhance the existence of wildlife movement corridors between natural habitats and features, both
within and adjacent to the site.(
c.c)The project shall be designed to preserve existing trees and vegetation that contribute to the site's ecological, shade, canopy, aesthetic, habitat and cooling value. Notwithstanding the requirements of Section 3.2.1(F), all trees and vegetation within the Limits
of Development must be preserved or, if necessary, mitigated based on the values established by the Ecological Characterization Study or the City Environmental Planner. Such mitigation, if necessary, shall include trees, shrubs, grasses, or any combination
thereof, and must be planted within the buffer zone.
d.(d)The project shall be designed to protect from adverse impact species utilizing special habitat features such as key raptor habitat features, including nest sites, night roosts and key feeding areas as identified by the Colorado Parks and Wildlife Division
("CPW") or the Fort Collins Natural Areas Department ("NAD"); key production areas, wintering areas and migratory feeding areas for waterfowl; heron rookeries; key use areas for wading birds and shorebirds; key use areas for migrant songbirds; key nesting
areas for grassland birds; fox and coyote dens; mule deer winter concentration areas as identified by the CPW or NAD; prairie dog colonies one (1) acre or greater in size; key areas for rare, migrant or resident butterflies as identified by the NAD; areas of high
terrestrial or aquatic insect diversity as identified by the NAD; remnant native prairie habitat; mixed foothill shrubland; foothill ponderosa pine forest; plains cottonwood riparian woodlands; and wetlands of any size.
e.(e)The project shall be designed so that the character of the proposed development in terms of use, density, traffic generation, quality of runoff water, noise, lighting and similar potential development impacts shall minimize the degradation of the ecological
character or wildlife use of the affected natural habitats or features.
f.(f)The project shall be designed to integrate with and otherwise preserve existing site topography, including, but not limited to, such characteristics as steepness of slopes, existing drainage features, rock outcroppings, river and stream terraces, valley walls,
ridgelines and scenic topographic features.
g.(g)The project shall be designed to enhance the natural ecological characteristics of the site. If existing landscaping within the buffer zone is determined by the decision maker to be incompatible with the purposes of the buffer zone, then the applicant shall
undertake restoration and mitigation measures such as regrading and/or the replanting of native vegetation.
h.(h)The project may be designed to provide appropriate human access to natural habitats and features and their associated buffer zones in order to serve recreation purposes, provided that such access is compatible with the ecological character or wildlife use
of the natural habitat or feature.
i.(i)Fencing associated with the project shall be designed to be compatible with the ecological character and wildlife use of the natural habitat or feature.
OWNER:
DATE:
SHEET TITLE:
OWNER:
DATE:
SHEET TITLE:CHECKED BY:DRAWN BY:MULBERRYPUD MASTER PLANFORT COLLINS, COLORADOHARTFORD AQUISITIONS
4801 GOODMAN RD
TIMNATH, CO 80547
DHRM 4/7/21 01 Submittal
NOT FOR
CONSTRUCTION
244 North College Avenue #130
Fort Collins, Colorado 80524
P 970.409.3414
www.norris-design.com
PUD BOUNDARY -LIMIT OF DEVELOPMENT
EXISTING TREES
LMN - LOW DENSITY MIXED USE
MMN - MEDIUM DENSITY MIXED USE
NC - NEIGHBORHOOD COMMERCIAL
E - EMPLOYMENT
CG - GENERAL COMMERCIAL
EXISTING CONDITIONS MAP
LEGEND EXISTING ZONING COOPER SLOUGH NATURAL AREA BUFFER NOTES
DISTRICT 1
+/-130.0 AC
BURLI
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S
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LAKE CANALEAST VINE DRIVENOT A
PART MULBERRY ROADMOSAIC
SUBDIVISION FRONTAGE ROAD NNOT A
PART
TRAIL HEAD
SUBDIVISION
DELOZIER ROAD
100 YE
A
R
FLOOD
W
A
Y
100 YE
A
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FLOOD
P
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PROPERTY LINE
PROPERT
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PROPERTY LINEPROPERTY LINE100 Y
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FLOO
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100 YE
A
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FLOOD
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GREENFIELDS DRIVE
SYKES DRIVEINTERNATIONAL DRIVEA DRIVEMULBERRY PARK
(MIN. 5 AC)
MIN. 50' REGIONAL
TRAIL CORRIDOR
PRIMARY PEDESTRIAN
CORRIDOR
APPROXIMATE
LOCATION OF COOPER
SLOUGH BUFFER FINAL
LOCATION TO BE
DETERMINED AT TIME
OF FINAL PLAN
50' LAKE CANAL
BUFFER (BOTH SIDES)
ROUNDABOUT
MONUMENTATION
GREENFIELDS COURT
MULBERRY
MONUMENTATION
GATEWAY
MONUMENTATION
OBELISK
MONUMENTATION
MULBERRY
PROJECT ID
DISTRICT 1
+/-130.0 AC
DISTRICT 2
+/-18.7 AC
DISTRICT 4
+/-15.9 AC
DISTRICT 3
+/-18.6 AC
DISTRICT 6
+/-9.5 AC
DISTRICT 5
+/-9.7 AC
DISTRICT 7
+/-11.4 AC
DISTRICT 8
+/-15.8 AC
3 of 12
PUD MASTER
PLAN MAP
NORTH
0 200100 400
SCALE 1" = 200'
OWNER:
DATE:
SHEET TITLE:
OWNER:
DATE:
SHEET TITLE:CHECKED BY:DRAWN BY:MULBERRYPUD MASTER PLANFORT COLLINS, COLORADOHARTFORD AQUISITIONS
4801 GOODMAN RD
TIMNATH, CO 80547
DHRM 4/7/21 01 Submittal
NOT FOR
CONSTRUCTION
244 North College Avenue #130
Fort Collins, Colorado 80524
P 970.409.3414
www.norris-design.com
PUD BOUNDARY - LIMIT OF DEVELOPMENT
MIN. 50' REGIONAL TRAIL CORRIDOR
POTENTIAL ACCESS POINT / OFF SITE
CONNECTION POINT (FINAL ACCESS TO BE
DETERMINED AS PART OF FUTURE FINAL
PLAN APPLICATION(S).)
PRIMARY PEDESTRIAN CORRIDOR
SPUR TRAIL CORRIDOR
PUD MASTER PLAN MAP
PUD MASTER PLAN MAP LEGEND
ICONIC MONUMENTATION
NEIGHBORHOOD PARK
DISTRICT 1
PHASE 6
DISTRICT 1
PHASE 1
DISTRICT 2
PHASE 3
DISTRICT 8
PHASE 7
DISTRICTS 5, 6, & 7
PHASE 5
DISTRICT 4
PHASE 4
DISTRICT 3
PHASE 2
4 of 12
PHASING PLAN
NORTH
0 200100 400
SCALE 1" = 200'
OWNER:
DATE:
SHEET TITLE:
OWNER:
DATE:
SHEET TITLE:CHECKED BY:DRAWN BY:MULBERRYPUD MASTER PLANFORT COLLINS, COLORADOHARTFORD AQUISITIONS
4801 GOODMAN RD
TIMNATH, CO 80547
DHRM 4/7/21 01 Submittal
NOT FOR
CONSTRUCTION
244 North College Avenue #130
Fort Collins, Colorado 80524
P 970.409.3414
www.norris-design.com
PROPOSED PHASING BOUNDARY
POTENTIAL ACCESS POINT / OFF SITE
CONNECTION POINT (FINAL ACCESS TO BE
DETERMINED AS PART OF FUTURE FINAL
PLAN APPLICATION(S).)
NOTE:
·PHASING PLAN IS CONCEPTUAL AND SUBJECT TO CHANGE DURING THE FINAL PLAN PROCESS.
PHASES (OR SUB PHASES) MAY BE DEVELOPED IN ANY SEQUENCE OR CONCURRENTLY PROVIDED
THAT ALL IMPROVEMENTS NECESSARY ARE IN PLACE OR WILL BE IN PLACE AS PART OF THE
DEVELOPMENT OF THE SPECIFIC PHASES. THIS INFORMATION WILL BE PROVIDED AS PART OF FUTURE
FINAL PLAN APPLICATIONS.
PHASING MAP
LEGEND
GREENFIELDS DRIVE
SYKES DRIVEINTERNATIONAL DRIVEA DRIVE5 of 12
DEVELOPMENT
STANDARDS
NORTH
OWNER:
DATE:
SHEET TITLE:
OWNER:
DATE:
SHEET TITLE:CHECKED BY:DRAWN BY:MULBERRYPUD MASTER PLANFORT COLLINS, COLORADOHARTFORD AQUISITIONS
4801 GOODMAN RD
TIMNATH, CO 80547
DHRM 4/7/21 01 Submittal
NOT FOR
CONSTRUCTION
244 North College Avenue #130
Fort Collins, Colorado 80524
P 970.409.3414
www.norris-design.com
1.Front setbacks on corner lots: in the case of corner lots, only 1 street line shall be considered as a front line, and the street to which the primary entrance of the principal building faces or to which the building is addressed shall
be considered the front line for purposes of determining the front setback.
2.Setbacks from the property line of abutting property containing single- and two-family dwellings shall be 25'.
3.The rear setback in alleys may be 0', although the minimum distance from garage face to garage face shall be 24'. Habitable space is permitted over garages with a 0' setback to the alley.
4.Minimum lot width only applies to front load homes. Other home types do not have a minimum lot width. Non-residential has no minimum lot width.
5.Features Allowed Within Setbacks. The following structures and features may be located within required setbacks:
a.Trees, shrubs or other features of natural growth;
b.Fences or walls, subject to permit approval, that do not exceed the standards established in Fort Collins Land Use Code Section 3.8.11;
c.Driveways and sidewalks;
d.Signs, if permitted by the sign regulations of this Land Use Code or Mulberry Planned Sign Program;
e.Bay windows and similar sized cantilevered floor areas, and architectural design embellishments of dwellings that do not project more than 2' feet into the required setback, provided none of the foregoing elements shall
encroach upon any public easements;
f.Eaves that do not project more than 2½' into the required setback;
g.Open outside stairways, entrance hoods, terraces, canopies and balconies that do not project more than 5' into a required front or rear setback and/or not more than 2' feet into a required side setback, provided they do
not encroach on public easements;
h.Chimneys, flues and residential ventilating ducts that do not project more than 2' feet into a required setback and when placed so as not to obstruct light and ventilation, provided they do not encroach on public easements;
i.Utility lines, wires and associated structures, such as power poles;
j.Decks which are not more than 30" above ground;
k.Window wells or basement egress windows including the foundation that forms the window well, as long as the window foundation does not exceed the elevation or height of the house foundation may encroach up to 3'
feet, only when setback is 5' feet or greater and as long as adequate drainage is accommodated.
6.Exceptions to the setback standards are permitted if 1 of the following is met:
a.Each unit side that faces the street has a porch and/or balcony that has a minimum depth of 6' (as measured from the building facade to the far side posts, railings/spindles) and a minimum length of 8'. If more than 1 side
of a unit faces the street, then only 1 side is required to comply.
b.An outdoor space such as a plaza, courtyard, patio or garden is located between a building and the sidewalk, provided that such space shall have landscaping, low walls, fencing or railings, a tree canopy and/or other
similar site improvements along the sidewalk designed for pedestrian interest, comfort and visual continuity.
c.All ground units that face a street are ADA compliant units that have street-facing porches that are directly and individually accessed from the public sidewalk by a connecting walkway that is at least 6' in width.
d.All ground units that face a street with a transit stop that fronts the building and/or are affordable housing units, each having a street-facing stoop that directly accesses the public sidewalk by a connecting walkway.
7.0' lot line configurations are allowed. When 0' lot line configurations are permitted; attached or detached garages with or without habitable spaces over the garage may also utilize a 0' setback. All structures must meet building
separation and code requirements as well as minimum standards for architecture.
8.Any single-family detached homes and duplexes that are located on a common lot will not be subject to minimum lot size, nor minimum lot widths. Setbacks:
a.To Non-Arterial - 15' (30' to Arterial)
b.To Private Street or Parking Area - 10'
c.To property boundary - 10'
d.Min. Building Separation - 10' (Includes detached garage, carports, and or other residential buildings)
9.Single Family Detached Motor Courts. Motor court means a dead end, shared, private drive not exceeding one-hundred and fifty (150) linear feet, that services a grouping of dwelling units. Motor Courts may have a Metro
District, HOA, or shared maintenance agreement maintained shared drive. Setbacks for Motor Courts shall be as follows:
a.To Non-Arterial – 15’ (30' to Arterial)
b.To open space / common open space / easement or similar – 8’
c.To shared private drive – 8’
d.Side – 5’
e.Rear - 5’
10.Detached Garages Not On Lot
a.To Non-Arterial (excluding Alley) - 15'
b.To Alley or internal lot lines - 0'
c.Minimum Building Separation - 10'
11.Side Yard Use Easements are permitted. Minimum side setbacks for Side Yard Use easements are 5' (15' for side corner lot adjacent to public ROW). A minimum 10' building separation must be maintained. See Housing Types
- Lot Typicals for more details.
DISTRICT 1
NOT TO SCALE
1.There are no internal buffer yard requirements within this property.
2.When necessary, tread of first entry step may be located immediately adjacent to public sidewalk.
3.Habitable space permitted over garage structure shall meet the requirements of the then current IRC and IECC and amendments within the governing municipality.
4.All construction shall adhere to all building and fire codes in effect at the time of building permit issuance.
DEVELOPMENT STANDARDS TABLE
DEVELOPMENT STANDARDS TABLE NOTES MASTER PLAN MAP LEGEND
DEVELOPMENT STANDARDS GENERAL NOTES
DISTRICT 1
DISTRICT 2
DISTRICT 3
DISTRICT 4 DISTRICT 5
DISTRICT 6
DISTRICT 7
DISTRICT 8
GREENFIELDS DRIVE
SYKES DRIVEINTERNATIONAL DRIVEA DRIVE6 of 12
MASTER PLAN
STANDARDS
OWNER:
DATE:
SHEET TITLE:
OWNER:
DATE:
SHEET TITLE:CHECKED BY:DRAWN BY:MULBERRYPUD MASTER PLANFORT COLLINS, COLORADOHARTFORD AQUISITIONS
4801 GOODMAN RD
TIMNATH, CO 80547
DHRM 4/7/21 01 Submittal
NOT FOR
CONSTRUCTION
244 North College Avenue #130
Fort Collins, Colorado 80524
P 970.409.3414
www.norris-design.com
1)Maximum 6,000 sf lot. Non-typical (i.e. corner, irregular geometry, or similar occurrences) may exceed maximum.
2)Maximum 3,500 sf lot. Non-typical (i.e. corner, irregular geometry, or similar occurrences) may exceed maximum. Front load homes not permitted.
3)Within Districts 5 & 6 all residential permitted uses, except mixed use dwellings in multistory mixed use buildings, shall be considered secondary uses and shall occupy no more than thirty
(30) percent of the total gross area of the district.
4)Within District 6 denoted uses shall be considered secondary uses and shall occupy no more than twenty-five (25) percent of the total gross area of the district.
5)Within District 6 denoted uses shall be permitted when the use occupies the ground floor of a mixed-use dwelling when the residential units are stacked above, and in this case it shall not
be considered a secondary use and count against the limit in secondary uses.
6)Within District 4 these uses are only permitted when the use occupies the ground floor of a mixed-use dwelling when residential uses are stacked above.
DISTRICT 1
NORTH
NOT TO SCALE
LAND USE TABLE
MASTER PLAN MAP LEGEND
LAND USE TABLE NOTES
DISTRICT 1
DISTRICT 2
DISTRICT 3
DISTRICT 4 DISTRICT
5
DISTRICT
6
DISTRICT
7
DISTRICT 8
7 of 12
DISTRICT
STANDARDS
OWNER:
DATE:
SHEET TITLE:
OWNER:
DATE:
SHEET TITLE:CHECKED BY:DRAWN BY:MULBERRYPUD MASTER PLANFORT COLLINS, COLORADOHARTFORD AQUISITIONS
4801 GOODMAN RD
TIMNATH, CO 80547
DHRM 4/7/21 01 Submittal
NOT FOR
CONSTRUCTION
244 North College Avenue #130
Fort Collins, Colorado 80524
P 970.409.3414
www.norris-design.com
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 standards (along with the Land Use Standards on Sheet 04 and the Table of Allowed Uses on Sheet 05) are
deviations from the Fort Collins Land Development Code (effective date March 1, 2009). There are 8 Districts within
Mulberry - PUD Master Plan.
·Each District has specific District Standards that apply as noted below.
·Supplemental Standards in this Mulberry - PUD Master Plan apply to all Districts, as applicable. (Supplemental
Standards follow District Standards within this Mulberry - PUD Master Plan.
Planning Area District Boundaries:
A.May flex up to 15% based on overall gross acreage during the time of Project Development Plan (PDP);
B.Uses may straddle Underlying Zone District / District Planning Areas boundaries. If a use or uses straddle a
Underlying Zone District / District Planning Area boundary and is permitted in at least one District in which it is located
it shall be considered a permitted use subject to review based on the permitted use standard stipulated within this
Mulberry PUD Master Plan.
District 1
These standards, as well as those found on the Development Standards Table, Land Use Table, and Supplemental
Development Standards, shall replace Fort Collins Land Use Code Division 4.5 - Low Density Mixed-Use Neighborhood
District, as applicable.
A.Development Standards.
a.Streets and Blocks.
1.Street System Block Size. The local street system provided by the development shall provide an
interconnected network of streets in a manner that results in blocks of developed land bounded by public
and private connecting streets, natural areas, parks, irrigation ditches, high-voltage power lines, operating
railroad tracks and other similar substantial physical features no greater than 12 acres in size.
2.Mid-Block Pedestrian Connections. If any block face is over 700' long, then walkways connecting to other
streets shall be provided at approximately mid-block or at intervals of at least every 650', whichever is less.
b.Nonresidential and Mixed-Use Buildings.
All nonresidential buildings permitted under this Section, including industrial buildings, shall meet the standards
for Mixed-Use and Commercial Buildings found within this Mulberry PUD Master Plan document.
1.Maximum Size. No building footprint shall exceed a total of 20,000 square feet, with the exception of
schools and places of worship or assembly.
2.Height. In order to encourage roof forms, dormers, windows, balconies and similar features associated with
occupied space, to the extent reasonably feasible, buildings or parts of buildings shall be at least one and
1.5 stories in height (with functional and occupied space under the roof). The maximum height shall be 2.5
stories.
3.Roof Form. Buildings shall have either: 1) sloped roofs; 2) combined flat and sloped roofs, provided that the
sloped portion(s) forms a substantial part of the building and is related to the integral structure, entries and
activity areas; or 3) flat roofs with building massing stepped or terraced back to form usable roof terrace
area(s). The minimum pitch of any sloped roof shall be 6:12. Buildings containing more than 4,000 square
feet of gross floor area shall have at least 3 roof planes that are directly related to building facade
articulations.
4.Building Massing. No building permitted by this Section shall have a single undifferentiated mass with a
footprint over 10,000 square feet. For any building with a footprint in excess of 10,000 square feet, walls
that are greater than 75 feet in length shall incorporate recesses or projections created by wall plane returns
of at least 30 feet; any such building shall be differentiated into multiple sections of mass in order to achieve
proportions that are compatible in scale with adjacent residential neighborhoods.
5.Orientation. Building entrances shall face and open directly onto the adjoining local street with parking and
any service functions located in side or rear yards and incorporated into the development according to the
provisions of this Code.
6.Outdoor Storage. Outdoor storage shall be prohibited.
7.Hours of Operation. The decision maker may limit hours of operation, hours when trucking and deliveries
may occur, and other characteristics of the nonresidential uses in order to enhance the compatibility with
residential uses.
8.Drive-in Uses. Drive-in uses shall be prohibited.
c.Design standards for multi-family dwellings containing more than 8 dwelling units and for multi-family dwellings
containing between 4 and 8 dwelling units when 3 or more stories in height. Each multi-family dwelling
containing more than 8 dwelling units and each multi-family dwelling containing between 4 and 8 dwelling units,
when located in a building of 3 stories in height, shall feature a variety of massing proportions, wall plane
proportions, roof proportions and other characteristics compatible in scale to those of single-family detached
dwelling units, so that such larger buildings can be aesthetically integrated into the low density neighborhood.
The following specific standards shall also apply to such multi-family dwellings:
1.Maximum Number. The maximum number of dwelling units per building shall be 12. Variation Among
Repeated Buildings. For any development containing at least 5 but not more than 7 buildings, there shall be
at least 2 distinctly different building designs. For any such development containing more than 7 buildings,
there shall be at least 3 distinctly different building designs. For all developments, there shall be no more
than 2 similar buildings placed next to each other along a street or major walkway spine. Building designs
shall be considered similar unless they vary footprint size, shape, or building elevations, including modifying
the architectural style of the buildings (e.g. prairie, craftsman, etc...) or other elements, possibly including
but not limited to modifying the roofline, materials, and color blocking. Building designs shall be further
distinguished by including unique architectural elevations and unique entrance features within a coordinated
overall theme of roof forms, massing proportions and other characteristics. To meet this standard, such
variation among buildings shall not consist solely of different combinations of the same building features.
2.Entrances. Entrances shall be clearly identifiable and visible from the streets and public areas by
incorporating use of architectural elements and landscaping.
3.Roofs. Roof lines can be either sloped, flat or curved, but must include at least 2 of the following elements:
3.1.The primary roof line shall be articulated through a variation or terracing in height, detailing and/or
change in massing.
3.2.Secondary roofs shall transition over entrances, porches, garages, dormers, towers or other
architectural projections.
3.3.Offsets in roof planes shall be a minimum of 2' in the vertical plane.
3.4.Termination at the top of flat roof parapets shall be articulated by design details and/or changes in
materials and color.
3.5.Rooftop equipment shall be hidden from view by incorporating equipment screens of compatible
design and materials.
4.Facades and Walls. Each multi-family dwelling shall be articulated with projections, recesses, covered
doorways, balconies, covered box or bay windows and/or other similar features, dividing large facades and
walls into human-scaled proportions similar to the adjacent single- or two-family dwellings, and shall not
have repetitive, monotonous undifferentiated wall planes. Building facades shall be articulated with
horizontal and/or vertical elements that break up blank walls of 40 feet or longer. Facade articulation can be
accomplished by offsetting the floor plan, recessing or projection of design elements, change in materials
and/or change in contrasting colors. Projections shall fall within setback requirements.
5.Colors and Materials. Colors of nonmasonry materials shall be varied from structure to structure to
differentiate between buildings and provide variety and individuality. Colors and materials shall be integrated
to visually reduce the scale of the buildings by contrasting trim, by contrasting shades or by distinguishing 1
section or architectural element from another. Bright colors, if used, shall be reserved for accent and trim.
6.Maximum Floor Area. The maximum gross floor area (excluding garages) shall be 14,000 square feet.
District 2 & District 3
These standards, as well as those found on the Development Standards Table, Land Use Table, and Supplemental
Development Standards, shall replace Fort Collins Land Use Code Division 4.5 - Low Density Mixed-Use Neighborhood
District & 4.6 - Medium Density Mixed-Use Neighborhood District, as applicable.
A.Development Standards.
a.Streets and Blocks.
1.Street System Block Size. The local street system provided by the development shall provide an
interconnected network of streets in a manner that results in blocks of developed land bounded by
connecting streets (public or private), natural areas, parks, irrigation ditches, operating railroad tracks and
other similar substantial physical features no greater than nineteen (19) acres in size.
2.Mid-Block Pedestrian Connections. If any block face is over 700' long, then walkways connecting to other
streets shall be provided at approximately mid-block or at intervals of at least every 650', whichever is less.
b.Nonresidential and Mixed-Use Buildings.
All nonresidential buildings permitted under this Section, including industrial buildings, shall meet the standards
for Mixed-Use and Commercial Buildings found within this Mulberry PUD Master Plan document.
1.Maximum Size. No building footprint shall exceed a total of 20,000 square feet, with the exception of
schools and places of worship or assembly.
2.Height. In order to encourage roof forms, dormers, windows, balconies and similar features associated with
occupied space, to the extent reasonably feasible, buildings or parts of buildings shall be at least 1.5 stories
in height (with functional and occupied space under the roof). The maximum height shall be 2.5 stories.
3.Roof Form. Buildings shall have either: 1) sloped roofs; 2) combined flat and sloped roofs, provided that the
sloped portion(s) forms a substantial part of the building and is related to the integral structure, entries and
activity areas; or 3) flat roofs with building massing stepped or terraced back to form usable roof terrace
area(s). The minimum pitch of any sloped roof shall be 6:12. Buildings containing more than 4,000 square
feet of gross floor area shall have at least 3 roof planes that are directly related to building facade
articulations.
4.Building Massing. No building permitted by this Section shall have a single undifferentiated mass with a
footprint over 10,000 square feet. For any building with a footprint in excess of 10,000 square feet, walls
that are greater than 75' in length shall incorporate recesses or projections created by wall plane returns of
at least 30' feet; any such building shall be differentiated into multiple sections of mass in order to achieve
proportions that are compatible in scale with adjacent residential neighborhoods.
5.Orientation. Building entrances shall face and open directly onto the adjoining local street with parking and
any service functions located in side or rear yards and incorporated into the development according to the
provisions of this Code.
6.Outdoor Storage. Outdoor storage shall be prohibited.
7.Hours of Operation. The decision maker may limit hours of operation, hours when trucking and deliveries
may occur, and other characteristics of the nonresidential uses in order to enhance the compatibility with
residential uses.
8.Drive-in Uses. Drive-in uses shall be prohibited.
c.Design standards for multi-family dwellings containing more than 8 dwelling units and for multi-family dwellings
containing between 5 and 8 dwelling units when 3 or more stories in height. Each multi-family dwelling
containing more than8 dwelling units and each multi-family dwelling containing between 5 and 8 dwelling units,
when located in a building of 3 stories in height, shall feature a variety of massing proportions, wall plane
proportions, roof proportions and other characteristics similar in scale to those of single-family detached
dwelling units, so that such larger buildings can be aesthetically integrated into the low density neighborhood.
The following specific standards shall also apply to such multi-family dwellings:
1.Maximum Number. The maximum number of dwelling units per building shall not be limited.
2.Variation Among Repeated Buildings. For any development containing at least 5 but not more than 7
buildings, there shall be at least 2 distinctly different building designs. For any such development containing
more than 7 buildings, there shall be at least 3 distinctly different building designs. For all developments,
there shall be no more than 2 similar buildings placed next to each other along a street or major walkway
spine. Building designs shall be considered similar unless they vary footprint size, shape, or building
elevations, including modifying the architectural style of the buildings (e.g. prairie, craftsman, etc...) or other
elements, possibly including but not limited to modifying the roofline, materials, and color blocking. Building
designs shall be further distinguished by including unique architectural elevations and unique entrance
features within a coordinated overall theme of roof forms, massing proportions and other characteristics.
Such variation among buildings shall not consist solely of different combinations of the same building
features.
3.Entrances. Entrances shall be clearly identifiable and visible from the streets and public areas by
incorporating use of architectural elements and landscaping.
4.Roofs. Roof lines can be either sloped, flat or curved, but must include at least 2 of the following elements:
4.1.The primary roof line shall be articulated through a variation or terracing in height, detailing and/or
change in massing.
4.2.Secondary roofs shall transition over entrances, porches, garages, dormers, towers or other
architectural projections.
4.3.Offsets in roof planes shall be a minimum of 2 feet in the vertical plane.
4.4.Termination at the top of flat roof parapets shall be articulated by design details and/or changes in
materials and color.
4.5.Rooftop equipment shall be hidden from view by incorporating equipment screens of compatible
design and materials.
5.Facades and Walls. Each multi-family dwelling shall be articulated with projections, recesses, covered
doorways, balconies, covered box or bay windows and/or other similar features, dividing large facades and
walls into human-scaled proportions similar to the adjacent single- or two-family dwellings, and shall not
have repetitive, monotonous undifferentiated wall planes. Building facades shall be articulated with
horizontal and/or vertical elements that break up blank walls of 40' or longer. Facade articulation can be
accomplished by offsetting the floor plan, recessing or projection of design elements, change in materials
and/or change in contrasting colors. Projections shall fall within setback requirements.
6.Colors and Materials. Colors of nonmasonry materials shall be varied from structure to structure to
differentiate between buildings and provide variety and individuality. Colors and materials shall be integrated
to visually reduce the scale of the buildings by contrasting trim, by contrasting shades or by distinguishing 1
section or architectural element from another. Bright colors, if used, shall be reserved for accent and trim.
7.Maximum Floor Area. There shall be no maximum gross floor area.
District 4
Standards within District 4, shall follow the standards found on the Development Standards Table, Land Use Table, and
Supplemental Development Standards found within this Mulberry PUD Master Plan, and shall replace Fort Collins Land Use
Code Division 4.6 - Medium Density Mixed-Use Neighborhood District, as applicable.
District 5
These standards, as well as those found on the Development Standards Table, Land Use Table, and Supplemental
Development Standards within this Mulberry PUD Master Plan, shall replace Fort Collins Land Use Code Division 4.23 -
Neighborhood Commercial District, as applicable.
A.Development Standards.
a.Site Planning.
1.Overall Plan. The applicant shall demonstrate that the development plan contributes to a cohesive,
continuous, visually related and functionally linked pattern within existing or approved development plans
within the contiguous Neighborhood Commercial District area in terms of street and sidewalk layout, building
siting and character and site design.
2.Integration of Transit Stop. Transit stop facilities, to the maximum extent feasible, shall be integrated into the
design of the District, centrally located, and easily accessible for pedestrians walking to and from the
surrounding neighborhoods.
b.Block Requirements. All development shall comply with the applicable standards set forth below, unless the
decision maker determines that compliance with a specific element of the standard is infeasible due to unusual
topographic features, existing development, safety factors or a natural area or feature:
1.Minimum Building Frontage. Forty percent of each block side or 50% of the total frontage along Street A and
Greenfields Drive shall consist of either building frontage, buffered parking areas, plazas or other improved l
open space.
c.Canopies.
1.Primary canopies and shade structures shall be attached to and made an integral part of the main building
and shall not be freestanding.
2.Freestanding secondary canopies and shade structures that are detached from the building, if any, shall be
designed with a pitched roof, or have the appearance of a pitched roof through a false mansard or parapet,
to match the primary canopy and relate to the neighborhood character.
3.All canopies shall be designed with a shallow-pitched roof, false mansard or parapet that matches the
building. Such roofs, false mansards or parapets shall be constructed of traditional roofing materials such as
shingles or cementious, clay or concrete tiles, or standing seam metal in subdued, neutral colors in a
medium value range. The colors shall be designed to relate to other buildings within the commercial center.
4.Canopy fascias and columns shall not be internally illuminated nor externally illuminated with neon or other
lighting technique, nor shall canopy fascias or columns be accented, striped or painted in any color except
that of the predominant building exterior color.
5.There shall be no advertising, messages, logos or any graphic representation displayed on the canopy
fascias or columns associated with drive-in restaurants, financial services and retail stores. This prohibition
shall not apply to canopies for covering the retail dispensing or sale of vehicular fuels.
6.Under-canopy lighting shall be fully recessed with flush-mount installation using a flat lens. There shall be
no spot lighting.
d.Drive-in Restaurants.
1.There shall be an indoor dining component that features tables and chairs and not merely a walk-up
counter, sufficient to serve year-round walk-in trade for bicyclists and pedestrians.
2.The dining room entrance shall be the main identifiable entrance as viewed from the nearest public street.
There shall be 1 or more direct walkway connections that tie the dining room/main entrance back to the
interior of the center with logical points of origin and destination.
3.Buildings shall not contain unusual forms or components, such as, but not limited to, spires, arches, figures,
statuettes, raised pylons, food product imitations, A-frame roofs or other pseudo-structural elements.
4.Individual menu boards for car stalls shall be sufficiently screened so they are not visible from public streets.
5.Roof design shall not consist of unusual projections or other features that are disproportionate to the
balance of the building and the roof design theme of the commercial center.
6.Signs shall be posted in conspicuous locations requiring that idling engines shall be shut off.
District 6
These standards, as well as those found on the Development Standards Table, Land Use Table, and Supplemental
Development Standards within this Mulberry PUD Master Plan, Fort Collins Land Use Code Division 4.27 - Employment
District, as applicable.
A.Residential Development:
a.Lot sizes and dimensions shall be varied for different housing types to avoid monotonous streetscapes.
b.Lot pattern. The lot size and layout pattern shall be designed to allow buildings to face toward a street (public or
private), park, public areas, or plaza, to the extent feasible.
B.Development Standards.
a.Site Design.
1.In the case of multiple parcel ownership, to the extent reasonably feasible, an applicant shall enter into
cooperative agreements with adjacent property owners to create a comprehensive development plan that
establishes an integrated pattern of streets, outdoor spaces, building styles and land uses.
2.Where an employment or industrial use directly abuts (i.e. no street, parking lot, road, landscape tract, or
similar) a residential use, there shall be no drastic and abrupt change in the scale and height of buildings.
To the extent feasible, buildings should be within 2 stories in height.
3.Except for off-street parking and loading areas, all veterinary hospitals and all industrial uses (except
commercial composting) shall be carried out entirely within completely enclosed buildings or structures.
b.Building Design. To the extent reasonably feasible, industrial buildings shall provide a primary entrance that
faces and opens directly onto the abutting street sidewalk or a walkway, plaza or courtyard that has direct
linkage to the street sidewalk without requiring pedestrians to cross any intervening driveways or parking lots.
The following exception shall be permitted to this standard:
1.Buildings may orient away from the street if the development provides a campus or park-like development
block with a unifying, formative internal framework of outdoor spaces and connecting walkways that function
as an alternative to street sidewalks by connecting buildings within the site and directly connecting to
common destinations in the district (such as transit stops, restaurants, child care facilities and convenience
shopping centers). Such an internal network shall provide direct pedestrian access to the street sidewalk(s).
c.Enclosed Mini-Storage Facilities. Where enclosed mini-storage facilities face a public street, the entire linear
frontage along such street shall include only buildings designed for human occupancy, landscaping, accessory
parking and/or drives.
District 7
The Standards found on the Development Standards Table, Land Use Table, and Supplemental Development Standards
within this Mulberry PUD Master Plan, shall replace Fort Collins Land Use Code Division 4.21 - General Commercial
District, as applicable.
District 8
The Standards found on the Development Standards Table, Land Use Table, and Supplemental Development Standards
within this Mulberry PUD Master Plan, shall replace Fort Collins Land Use Code Division 4.21 - General Commercial
District, as applicable.
Mix of Housing Standards
The following is the minimum required Mix of Housing Types per District (if residential uses are proposed):
·District 1 - 4 Housing Types (1)(3)
·District 2 - 4 Housing Types (1)
·District 3 - 4 Housing Types (1)
·District 4 - 1 Housing Types (4)
·District 5 - 1 Housing Type (2)
·District 6 - 1 Housing Type (2)
·District 7 - 1 Housing Type (4)
·District 8 - 1 Housing Type (4)
(1)A minimum of 4 housing types are required within the area encompassed by Planning Area Districts 1, 2, & 3.
It is anticipated that Mulberry - PUD Master Plan will develop in multiple phases, so it is not a requirement to
provide 4 housing types with each future development application. Therefore the Applicant/Developer must
track and demonstrate compliance with this standard with each development application.
(2)A minimum of two housing types are required on any residential development plan proposing residential uses
as a secondary use greater than 10 acres.
(3)A single housing type shall not constitute more than 80% or less than 5% of the total number of dwelling units
within District 1.
(4)A minimum of 2 housing types shall be required on any residential development 16 acres or larger (based on
gross acreage planned for residential development), including parcels that are part of a phased development.
The following list of housing types shall be used to satisfy this requirement: (as permitted per District per Land Use
Table found within this Mulberry - PUD Master Plan) (see this Mulberry - PUD Master Plan for examples of lot typicals
of various housing types)
a.Single-family detached dwellings with rear (alley) loaded garages.
b.Small lot Single-family detached dwellings with rear (alley) loaded garages. (lots containing less than four
thousand (4,000) square feet or with lot frontages of forty (40) feet or less) if there is a difference of at least two
thousand (2,000) square feet between the average lot size for small lot single-family detached dwellings with
rear (alley) loaded garages and the average lot size for single-family detached dwellings with rear (alley) loaded
garages.
c.Single-family detached dwellings with front or side loaded garages.
d.Small lot single-family detached dwellings with front or side loaded garages (lots containing less than 4,000
square feet or with lot frontages of 40' or less, if there is a difference of at least 2,000 square feet between the
average lot size for small lot single-family detached dwellings with front or side loaded garages and the average
lot size for single-family detached dwellings with front or side loaded garages.
e.Single-family detached dwellings with detached garages not on same lot also known as Cottage Homes.
Cottage Homes may be organized around a common green or shared open space. Detached garages may be
ganged and not contiguous with the residential lot.
f.Single-family detached dwellings with rear (alley) loaded garages at minimum 3 stories also know as Single
Family Detached Townhomes.
g.Single-family detached dwellings in Motorcourt configuration.
h.Single-family detached or Paired Homes on common lots.
i.Two-family dwellings.
j.Single-family attached dwellings.
k.Two-family attached dwellings, the placement of which shall be limited to no more than two (2) dwellings per
two (2) consecutive individual lots.
l.Mixed-use dwelling units.
m.Multi-family dwellings containing 3 to 4 units per building.
n.Multi-family dwellings containing 5 to 8 units per building.
o.Multi-family dwellings containing more than 8 units per building.
MULBERRY - PUD MASTER PLAN
DISTRICT STANDARDS
SUPPLEMENTAL STANDARDS
8 of 12
SUPPLEMENTAL
STANDARDS
OWNER:
DATE:
SHEET TITLE:
OWNER:
DATE:
SHEET TITLE:CHECKED BY:DRAWN BY:MULBERRYPUD MASTER PLANFORT COLLINS, COLORADOHARTFORD AQUISITIONS
4801 GOODMAN RD
TIMNATH, CO 80547
DHRM 4/7/21 01 Submittal
NOT FOR
CONSTRUCTION
244 North College Avenue #130
Fort Collins, Colorado 80524
P 970.409.3414
www.norris-design.com
Residential Building Standards
These standards shall supersede Fort Collins Land Use Code Division 3.5.2 Residential Building Standards.
a.Purpose. The standards in this Section are intended to promote variety, visual interest and pedestrian-oriented
streets in residential development.
b.General Standard. Development projects containing residential buildings shall place a high priority on building
entryways and their relationship to the street. Pedestrian usability shall be prioritized over vehicular usability.
Buildings shall include human-scaled elements, architectural articulation, and in projects containing more than
one (1) building, design variation.
c.Housing Model Variety and Variation Among Buildings.
1.Single-family detached, single-family attached in groups of 2, and two-family dwellings shall comply with the
following requirements:
1.1.Each housing model shall have at least 3 characteristics which clearly and obviously distinguish it
from the other housing models, which characteristics may include, without limitation, differences in
floor plans, exterior materials, roof lines, garage placement, placement of the footprint on the lot
and/or building face.
2.Single-family attached buildings containing more than 2 dwelling units shall comply with the following
requirements:
2.1.For any development containing at least 3 and not more than 5 buildings (excluding
clubhouses/leasing offices), there shall be at least 2 distinctly different building designs. For any such
development containing more than 5 buildings (excluding clubhouses/leasing offices), there shall be
at least 3 distinctly different building designs. For all developments, there shall be no similar buildings
placed next to each other along a street or street-like private drive. Building designs shall be
considered similar unless they vary significantly in footprint size and shape.
2.2.Building designs shall be further distinguished by including unique architectural elevations and unique
entrance features, within a coordinated overall theme of roof forms, massing proportions and other
characteristics. Such variation among buildings shall not consist solely of different combinations of the
same building features.
d.Relationship of Dwellings to Streets and Parking.
1.Orientation to a Connecting Walkway. Every front facade with a primary entrance to a dwelling unit shall
face the adjacent street to the extent reasonably feasible. Every front facade with a primary entrance to a
dwelling unit shall face a connecting walkway with no primary entrance more than 200' from a street
sidewalk and the address shall be posted to be visible from the intersection of the connecting walkway and
public right of way. The following exceptions to this standard are permitted:
1.1.Up to 1 single-family detached dwelling on an individual lot that has frontage on either a public or
private street. Greencourts, as described within Home Type - Lot Typicals sheets of this Mulberry -
PUD Master Plan, are excepted.
1.2.A primary entrance may be up to 350' from a street sidewalk if the primary entrance faces and opens
directly onto a connecting walkway that qualifies as a major walkway spine.
1.3.If a multi-family building has more than 1 front facade, and if 1 of the front facades faces and opens
directly onto a street sidewalk, the primary entrances located on the other front facade(s) need not
face a street sidewalk or connecting walkway.
2.Street-Facing Facades. Every building containing 4 or more dwelling units shall have at least 1 building
entry or doorway facing any adjacent street that is smaller than a full arterial or has on-street parking.
2.1.At least 1 door providing direct access for emergency responders from the outside into each individual
single family attached dwelling must be located within 150' from the closest emergency access
easement or designated fire lane as measured along paved walkways. Neither an exterior nor interior
garage door shall satisfy this requirement.
e.Residential Misc. Standards.
1.Maximum Size of Detached Accessory Buildings (not including ADUs). Any detached accessory building
that is incidental to a single-family or two-family dwelling shall contain a maximum of 800 square feet of floor
area on lots that are less than 20,000 square feet in size, a maximum of on 1,200 square feet of floor area
on lots that are between 20,000 square feet and 1 acre in size, and a maximum floor area of 6% of the total
lot area on lots that are larger than 1 acre in size, except that the size of such building may be increased by
the minimum amount necessary to accommodate a handicap accessible parking bay when such a bay is
required by the City's Building Code.
2.Setback for Windmills. Windmills shall be set back from the property lines a minimum of 1' for every foot of
height of the structure measured from the ground to the top of the highest blade of the windmill; provided,
however, that, if the applicant demonstrates with a certified analysis of a licensed professional engineer that
the structure will collapse rather than topple, then this requirement may be waived by the Director. Shadow
flicker shall not be allowed to cross any property line.
f.Garage Doors. To prevent residential streetscapes from being dominated by protruding garage doors, and to
allow the active, visually interesting features of the house to dominate the streetscape, the following standards
shall apply:
1.Street-facing garage doors must be recessed by at least 4' behind either the front facade of the ground floor
living area portion of the dwelling or a covered porch (measuring at least 6' by 8'). Any street-facing garage
doors complying with this standard shall not protrude forward from the front facade of the living area portion
of the dwelling by more than 8'.
2.Garage doors may be located on another side of the dwelling ("side- or rear-loaded") provided that the side
of the garage facing the front street has windows or other architectural details that mimic the features of the
living portion of the dwelling.
3.Garage doors shall not comprise more than 50% of the ground floor street-facing linear building frontage in
a single unbroken plain. If a home has a three-car garage, a single door (or set of two doors in the same
plain) shall not comprise more than 50% of the ground floor street-facing linear building footage than what
the home would have if it had a 2 car garage. A 3rd garage stall is permitted if the stall is recessed behind
the other two stalls a minimum of 2'. The total of these 3 stalls may exceed the total 50% of ground floor
street-facing linear building footage when configured as described above. Alleys and corner lots are exempt
from this standard.
4.Attached and multi-family dwellings which also face a second street or a major walkway spine shall be
exempt from paragraphs (1) through (3) above. The facade oriented to the second street or walkway spine
shall include windows, doorways and a structured transition from public to private areas using built elements
such as porch features, pediments, arbors, low walls, fences, trellis work and/or similar elements integrated
with plantings.
5.Alternative garage door treatments shall be accepted by the decision maker if:
5.1.the configuration of the lot or other existing physical condition of the lot makes the application of these
standards impractical; and
5.1.the proposed design substantially meets the intent of this Code to line streets with active living
spaces, create pedestrian-oriented streetscapes and provide variety and visual interest in the exterior
design of residential buildings.
g.Rear Walls of Multi-Family Garages. To add visual interest and avoid the effect of a long blank wall with no
relation to human size, accessibility needs or internal divisions within the building, the following standards for
minimum wall articulation shall apply:
1.Perimeter Garages.
1.1.Length. Any garage located with its rear wall along the perimeter of a development and within 65' of a
public right-of-way or the property line of the development site shall not exceed 60' in length. A
minimum of 7' of landscaping must be provided between any 2 such perimeter garages.
1.2.Articulation. No rear garage wall that faces a street or adjacent development shall exceed 30' in length
without including at least 1 of the following in at least 2 locations:
1.2.1. change in wall plane of at least 6",
1.2.2. change in material or masonry pattern,
1.2.3. change in roof plane,
1.2.4. windows,
1.2.5. doorways,
1.2.6. false door or window openings defined by frames, sills and lintels, and/or
1.2.7. an equivalent vertical element that subdivides the wall into proportions related to human scale
and/or the internal divisions within the building.
2.All Garages.
2.1.Access Doors. Rear doorways shall be provided as determined by the decision maker to be
reasonably necessary to allow direct access to living units without requiring people to walk around the
garage to access their living units.
2.2.Articulation. At a minimum, a vertical trim detail that subdivides the overall siding pattern shall be
provided at intervals not to exceed 2 internal parking stalls (approximately 20' to 24'). In addition, the
articulation described above is encouraged but shall not be required.
Multi-Family and Single-Family Attached Dwelling Development Standards
These standards shall supersede Fort Collins Land Use Code Division 3.8.30 Multi-Family and Single-Family Attached
Dwelling Development Standards.
The following standards apply to all:
a.multi-family developments that contain at least 4 dwelling units; and
b.single-family attached developments that contain at least 4 dwelling units where there is no reasonably
sufficient area for outdoor activities and useable outdoor space on an individual per lot basis.
These standards are intended to promote variety in building form and product, visual interest, access to parks,
pedestrian-oriented streets and compatibility with surrounding neighborhoods.
a.Block Requirements. All development shall comply with the applicable standards set forth below, unless the
decision maker determines that compliance with a specific element of the standard is infeasible due to unusual
topographic features, existing development, safety factors or a natural area or feature:
1.Block Structure. Each multi-family project shall be developed as a series of complete blocks bounded by
streets (public or private). Natural/Buffer/Detention areas, parks, irrigation ditches, high-voltage power lines,
operating railroad tracks and other similar substantial physical features may form up to 2 sides of a block.
2.Block Size. All blocks shall be limited to a maximum size of 18 acres.
3.Minimum Building Frontage for Streets (private or public). Forty percent of each block side or 50% of the
block faces of the total block shall consist of either building frontage, landscape buffers, plazas or other
functional open space.
b.Design Standards for Multi-Family Dwellings.
1.Yards Along Single- and Two-Family Residential Development. Buffer yards shall be provided along the
property line of abutting existing single- and two-family dwellings. Minimum depth shall be 25'. Does not
apply when located across a street (public or private) or when sharing an alley.
2.Variation Among Buildings. For any development containing at least 3 and not more than 5 buildings
(excluding clubhouses/leasing offices), there shall be at least 2 distinctly different building designs. For any
such development containing more than 5 buildings (excluding clubhouses/leasing offices), there shall be at
least 3 distinctly different building designs. For all developments, there shall be no similar buildings placed
next to each other along a street, street-like private drive or major walkway spine. Building designs shall be
considered similar unless they vary footprint size, shape, or building elevations, including modifying the
architectural style of the buildings (e.g. prairie, craftsman, etc...) or other elements, possibly including but
not limited to modifying the roofline, materials, and color blocking. Building designs shall be further
distinguished by including unique architectural elevations and unique entrance features within a coordinated
overall theme of roof forms, massing proportions and other characteristics. Such variation among buildings
shall not consist solely of different combinations of the same building features.
3.Variation of Color . Each multi-family building shall feature a palette of muted colors, earth tone colors,
natural colors found in surrounding landscape or colors consistent with the adjacent neighborhood. For a
multiple structure development containing at least 40 and not more than 56 dwelling units, there shall be at
least 2 distinct color schemes used on structures throughout the development. For any such development
containing more than 56 dwelling units, there shall be at least 3 distinct color schemes used on structures
throughout the development. For all developments, there shall be no more than 2 similarly colored
structures placed next to each other along a street or major walkway spine.
4.Entrances. Entrances shall be made clearly visible from the streets and public areas through the use of
architectural elements and landscaping.
5.Roofs. Roof lines may be either sloped, flat or curved, but must include at least 2 of the following elements:
5.1.The primary roof line shall be articulated through a variation or terracing in height, detailing and/or
change in massing.
5.2.Secondary roofs shall transition over entrances, porches, garages, dormers, towers or other
architectural projections.
5.3.Offsets in roof planes shall be a minimum of 2 feet in the vertical plane.
5.4.Termination at the top of flat roof parapets shall be articulated by design details and/or changes in
materials and color.
5.5.Rooftop equipment shall be hidden from view by incorporating equipment screens of compatible
design and materials.
6.Facades and Walls. Each multi-family dwelling shall be articulated with projections, recesses, covered
doorways, balconies, covered box or bay windows and/or other similar features, dividing large facades and
walls into human-scaled proportions similar to the adjacent single- or two-family dwellings, and shall not
have repetitive, undifferentiated wall planes. Building facades shall be articulated with horizontal and/or
vertical elements that break up blank walls of 40' or longer. Facade articulation may be accomplished by
offsetting the floor plan, recessing or projection of design elements, change in materials and/or change in
contrasting colors. Projections shall fall within setback requirements.
7.Colors and Materials. Colors of nonmasonry materials shall be varied from structure to structure to
differentiate between buildings and provide variety and individuality. Colors and materials shall be integrated
to visually reduce the scale of the buildings by contrasting trim, by contrasting shades or by distinguishing 1
section or architectural element from another. Bright colors, if used, shall be reserved for accent and trim.
Single-Family and Two-Family Parking Requirements
These standards shall supersede Fort Collins Land Use Code Division 3.58.10 -Single-Family and Two-Family Parking
Requirements. All other parking shall meet Fort Collins Land Use Code Division 3.2.2 Access, Circulation, and Parking
requirements.
Single-Family and Two-Family Parking Requirements:
a.For each single-family dwelling there shall be the following minimum number of off-street parking spaces
provided:
1.Minimum 45' lot width - 2
2.Cottage Homes - 1.25
3.Accessory Dwelling Units (ADUs) - 1.0
b.Off street Parking of any vehicle in the front yard of a lot on which exists a single-family or two-family dwelling
shall be prohibited unless such vehicle is parked on an improved area having a surface of asphalt, concrete,
rock, gravel or other similar inorganic material, and such improved area has a permanent border.
c.A tandem garage configuration is calculated the same way as a garage or on lot parking with standard
configuration for meeting residential parking requirements. Tandem garage configurations are only permitted
when on-street parking is provided
Building Height
These standards shall supersede Fort Collins Land Use Code Division 3.8.17 - Building Height.
Measuring Building Height.
a.Building Height Measured in Feet. When measured in feet, building height shall be measured from the average of the
finished ground level at the center of all walls of a building or structure to the highest point of the roof surface or structure.
b.Building Height Measured in Stories. In measuring the height of a building in stories the following measurement rules shall
apply:
1.A balcony or mezzanine shall be counted as a full story when its floor area is in excess of 1/3 of the total area of the
nearest full floor directly below it.
2.Half story shall mean a space under a sloping roof which has the line of intersection of the roof and wall face not
more than 3' above the floor level, and in which space the possible floor area with head room of 5' or less occupies at
least 40% of the total floor area of the story directly beneath.
3.No story of a commercial or industrial building shall have more than 25' from average ground level at the center of all
walls to the eave/wall intersection or wall plate height if there is no eave, or from floor to floor, or from floor to
eave/wall intersection or wall plate height as applicable.
4.A maximum vertical height of 12'-8" shall be permitted for each residential story measured from average ground level
at the center of all walls to the eave/wall intersection or wall plate height if there is no eave, or from floor to floor, or
from floor to eave/wall intersection or wall plate height as applicable. This maximum vertical height shall apply only in:
Districts 1, 2, 3, & 4.
c.Transitional Height. Regardless of the maximum building height limit imposed by the zone district standards of this Land
Use Code, applicants shall be allowed to use a "transitional" height limit. The allowed "transitional" height may fall at or
below the midpoint between the zone district maximum height limit and the height, in feet, of a building that exists on a lot
that abuts the subject lot and faces the same street as the building on the subject lot. This provision shall not be
interpreted as requiring greater minimum heights or lower maximum heights than imposed by the underlying zone district.
Building Height Regulations.
a.All dwellings shall be constructed with at least 75% of the roof surface higher than 7' from grade.
b.It shall be unlawful to construct, build or establish any building, trees, smokestack, chimney, flagpole, wire, tower or other
structure or appurtenance thereto which may constitute a hazard or obstruction to the safe navigation, landing and takeoff
of aircraft at a publicly used airport.
c.No detached accessory building may exceed 8' in height unless such building complies with all of the yard setbacks for
the district in which such building is located.
Exemptions From Building Height Regulations. The following structures and features shall be exempt from the height requirements of
this Land Use Code:
a.chimneys, smokestacks or flues that cover no more than 5% of the horizontal surface area of the roof;
b.cooling towers, ventilators and other similar equipment that cover no more than 5% of the horizontal surface area of the
roof;
c.elevator bulkheads and stairway enclosures that cover no more than 5% of the horizontal surface area of the roof;
d.fire towers;
e.utility poles and support structures;
f.belfries, spires and steeples;
g.monuments and ornamental towers;
h.solar energy systems.
i.Roof top patios and structures associated with occupied roofs where the parapet wall does not exceed 4' above the roof
deck (except for areas for stairwells or elevators). If such roofs include permanent enclosed space, such space such as
shade structures, storage closets, and other installations, shall cover no more than 25% of the horizontal surface area of
the roof and shall be set back at a 35 degree angle measured at the intersection of the floor plane of the story below the
roof, excludes stairwells or elevators used to access the roof top.
Accessory Dwelling Units (ADU)
a.General provisions. Accessory dwelling units shall be permitted as an accessory use in conjunction with all
single-family detached dwellings in Planning Area Districts 1, 2, 3, & 4.
1.Compliance with development standards and building codes. Every accessory dwelling unit shall meet the
same development standards applicable to the principal dwelling unit. In addition, every accessory dwelling
unit shall meet all applicable municipal codes, building codes, residential codes, fire codes and property
maintenance codes. The application of these codes may render some property ineligible for accessory
dwelling unit approval.
2.Compliance with restrictive covenants. If the parcel upon which an accessory dwelling unit is proposed falls
within the jurisdiction of a homeowners' association or similar covenant-based property owners' association,
the requirements of this Section shall be considered minimum requirements. Any such association shall
have the right to lawfully adopt more stringent standards for accessory dwelling units, including the outright
prohibition of accessory dwelling units, for any parcel within the regulatory authority of such association.
3.Parking. One off-street parking space shall be required for an accessory dwelling unit, which parking space
shall be in addition to any parking otherwise required for the principal dwelling unit. The parking space
required under this Section may be established in tandem with other required parking spaces. The parking
space required under this Section shall be paved with asphalt, concrete, or other typical Fort Collins low
impact design.
4.Accessory dwelling unit size and configuration. Except as modified in Paragraph below, the living space of
the accessory dwelling unit shall be no larger than the living space of the principal dwelling unit on the
subject lot or parcel and shall not in any event exceed 1,000 square feet. No accessory dwelling unit shall
be less than 500 square feet, and all accessory dwelling units shall be designed and configured as either
studio, 1-bedroom or 2-bedroom units. Square footage calculations, as contained herein, exclude any
related garage, porch or similar area.
5.Unit size exception. The limitations of Paragraph (4) above shall not apply to accessory dwelling units
located within the footprint of an existing home as long as the living space of the accessory dwelling unit is
not larger than 50% of the entire principal dwelling unit, including the basement. For example, if a home has
1,000 square feet of living space within the basement, an accessory dwelling unit could be established in
this space if the principal dwelling also contains at least 1,000 square feet of living space.
6.Unit occupancy. No more than 3 persons shall occupy an accessory dwelling unit.
7.Number of accessory dwelling units per lot or parcel. Only 1accessory dwelling unit shall be allowed for
each lot or parcel.
8.Owner occupancy. The property owner, as reflected in the books and records of the County Clerk and
Recorder, must occupy either the principal dwelling unit or accessory dwelling unit. In the case of a
corporation, limited liability company, trust or other owner entity, owner occupancy by a natural person shall
be established by resolution or other formal declaration by the entity.
9.Existing development on lot.
9.1.Certificate of occupancy required. A single-family dwelling shall exist as the principal use on the lot or
parcel or shall be constructed in conjunction with the accessory dwelling unit. A certificate of
occupancy for an accessory dwelling unit will only be granted after a certificate of occupancy has been
granted to the principal dwelling unit on the lot or parcel.
9.2.Legal nonconformity. Nothing herein shall be construed to render lawful any dwelling unit in use
which, at the time of its establishment, was not lawful. Nothing herein shall require adherence to the
requirements of this Section as applied to any dwelling unit which, at the time of its establishment,
was lawful, unless such dwelling unit is proposed for expansion, modification or use different than that
taking place at the time of the adoption of this Section.
9.3.Utility service requirements. With the exception of telephone, television, electrical and Internet service,
accessory dwelling units must be served through the utility services of the principal dwelling unit and
shall not have separate services.
9.4.Limitations on garage-space accessory dwelling units. Garage space dedicated for use in conjunction
with an accessory dwelling unit shall not exceed 250 square feet.
9.5.Prohibited accessory dwelling units. Mobile homes, travel trailers and recreational vehicles shall be
prohibited for use as an accessory dwelling unit.
9.6.Minimum lot size. No accessory dwelling unit shall be permitted on a lot or parcel consisting of less
than 2,000 square feet.
b.Types of accessory dwelling units. The following designations shall identify 2 distinct types of accessory
dwelling units:
1.Type I: An accessory dwelling unit which is detached from the principal dwelling unit and considered a
separate dwelling unit .under the Residential Code.
2.Type II: An accessory dwelling unit located inside a single-family dwelling whose occupants and the
occupants of the principal dwelling unit do not live together as a single household unit. Type II accessory
dwelling units typically have a separate access from the principal dwelling unit. In this case, both the
accessory dwelling unit and the principal dwelling unit to which it is accessory are considered separate
dwelling units. under the Residential Code.
c.Design-related limitations, provisions. Each accessory dwelling unit proposed for any location shall be approved
in the form of a site plan. To preserve the appearance of the single-family dwelling, accessory dwelling units
shall be designed in the following manner:
1.The design of the accessory dwelling unit shall be compatible with the design of the principal dwelling unit
by use of similar style, exterior wall materials, window types, door and window trims, roofing materials and
roof pitch and colors.
2.If the entrance to the accessory dwelling unit is visible from an adjacent street, it shall be designed in a
manner as to be clearly subordinate to the entrance of the principal dwelling.
3.Windows which face an adjoining residential property shall be designed to protect the privacy of neighbors.
4.Outdoor areas. The site plan shall provide accessible outdoor space and landscaping for both the accessory
dwelling unit and the principal dwelling unit, which may be shared. The parking area shall be paved with
asphalt, concrete or or typical Fort Collins approved low impact design materials.
5.Home occupations. Home occupations may take place within any accessory dwelling unit approved or lawful
pursuant to this Section.
d.Procedure for accessory dwelling unit approval. The approval of each accessory dwelling unit shall be governed
by the following procedures:occur in the following manner:
1.For New Developments: ADU units shall be identified and approved during the Project Development Plan /
Final Plan process. Any future ADUs require approval as noted in (2) below.
2.For Existing Developed Properties: Approval occurs by following the Fort Collins Basic Development Review
process.
Park, Neighborhood Center, Central Features & Gathering Places
a.Park - A minimum 5 acre Park shall be provided within District 1.
1.Facilities. Shall consist of multiple-use turf areas, walking paths, plazas, pavilions, picnic tables, benches or
other features for various age groups to enjoy.
2.Ownership and Maintenance. This park may, in the discretion of the city, be acquired by the city (through
dedication or purchase) or be privately owned and maintained by the developer or property owners
association.
3.Storm Drainage. May be integrated into the design of the park and impacts shall be minimized to the extent
feasible.
4.Community facilities or neighborhood support/recreation facilities (which are permitted as an accessory use
to housing) may be integrated into this park.
b.Access to a Park, Central Feature or Gathering Place. At least ninety (90) percent of the dwellings in Mulberry
shall be located within one thousand three hundred twenty (1,320) feet (one-quarter (¼) mile) of either a park, a
privately owned park or a central feature or gathering place that is located either within the Mulberry - PUD
Master Plan area or within adjacent development, which distance shall be measured along street frontage
without crossing an arterial street. Such parks, central features or gathering places shall contain one (1) or more
of the following uses:
1.Public parks, recreation areas or other open lands.
2.Privately owned parks, meeting the following criteria:
2.1.The private park must be a minimum of five thousand (5,000) square feet.
2.2.Location. Such parks shall be highly visible, secure settings formed by the street layout and pattern of
lots and easily observed from streets. Rear facades and rear yards of dwellings shall not abut more
than two (2) sides or more than fifty (50) percent of the perimeter frontage of the park.
2.3.Accessibility. All parts of such parks shall be safely and easily accessible by pedestrians and open to
the public.
2.4.Facilities. Such parks may consist of multiple-use turf areas, walking paths, plazas, pavilions, picnic
tables, irrigation ponds, water features, benches and/or other features for various age groups to
utilize. Community facilities or neighborhood support/recreation facilities (which are permitted as an
accessory use to housing) may be used to satisfy this requirement.
2.5.Ownership and Maintenance. Such parks may, in the discretion of the City, be acquired by the City
(through dedication or purchase) or be privately owned and maintained by the developer or property
owners' association.
2.6.Storm Drainage. When integrating storm drainage and detention functions to satisfy this requirement,
the design of such facilities shall not result in slopes or gradients that conflict with other recreational
and civic purposes of the park.
2.7.Community facilities or neighborhood support/recreation facilities (which are permitted as an
accessory use to housing) may be used to satisfy this requirement.
c.Access to Neighborhood Center. The development of Districts 5, 6 & 7, shall meet the requirements for
providing a neighborhood center for the Mulberry - PUD Master Plan community.
GREENFIELDS DRIVE
SYKES DRIVEINTERNATIONAL DRIVEA DRIVE9 of 12
SUPPLEMENTAL
STANDARDS
OWNER:
DATE:
SHEET TITLE:
OWNER:
DATE:
SHEET TITLE:CHECKED BY:DRAWN BY:MULBERRYPUD MASTER PLANFORT COLLINS, COLORADOHARTFORD AQUISITIONS
4801 GOODMAN RD
TIMNATH, CO 80547
DHRM 4/7/21 01 Submittal
NOT FOR
CONSTRUCTION
244 North College Avenue #130
Fort Collins, Colorado 80524
P 970.409.3414
www.norris-design.com
DISTRICT 1
NORTH
NOT TO SCALE
Signage
All signage, unless a variance is approved or noted within this Mulberry PUD Master Plan or subsequent Mulberry Planned Sign Program shall follow Fort Collins Land Use Code Division 3.7.8 - Signage.
The Mulberry - PUD Master Plan located along Mulberry Street, a major entrance corridor to the City of Fort Collins, provides an opportunity to serve as a welcoming gateway to the City and Community. To enhance
this entry to the City of Fort Collins the following 5 distinguished signs are proposed along with proposed standards.
Below identifies proposed locations, though final locations shall be identified at Final Plan, and approved through the City of Fort Collins Sign approval process. These signs shall only provide signage for the City of Fort
Collins and the general Mulberry community (the community name may change from Mulberry). Signage for future users, shall follow Fort Collins sign requirements. These signs shall not count towards the overall sign
allowance as per Fort Collins Division 3.8.7.
Signs shall be located on Final Plans. An overall Mulberry Planned Sign program shall be prepared prior to signage development. Any modifications to the then current Fort Collins sign code applicable to the project
site may be modified and/or revised through a Type 1 review process as a part of the Mulberry Planned Sign program.
Notes:
1.Sign face area total does not include text or logo area that includes the words "Welcome to Fort Collins", "Fort Collins,
Colorado, " or similar language welcoming to the City of Fort Collins.
2.Sign face area for Icon signs shall be measured by only including the area covered by sign or logo area.
Note: Final sign locations to be determined at time of Final Plan.
Roundabout
Monumentation Gateway
Monumentation
Obelisk
Monumentation
Mulberry
Project ID
Mulberry
Project ID
DISTRICT 1
DISTRICT 2
DISTRICT 4
DISTRICT 3
DISTRICT 5
DISTRICT 6
DISTRICT 8
DISTRICT 7
15' Min. Front Yard
Setback-Principal
Structure
20' Min. Front Yard
Setback-Garage Door
8' Min. Rear
Yard Setback
(non-rear load)Lot Depth(varies)3' Side
Setback (min.)
Tree Lawn (typ.)
Sidewalk (typ.)Street R.O.W.(varies)Lot Width
(varies)13' Min. Side Corner
Setback (on public streets)
15' Min. Front Yard
Setback
8' Min. Rear
Yard Setback
(non-rear load)
20' Min. Front Yard
Setback-Garage Door Lot Depth(varies)3' Side
Setback (min.)
Tree Lawn (typ.)
Sidewalk (typ.)
20' Min. Side Corner
Setback-Garage Door
Side Loaded
Garage (typ.)
13' Min. Side
Corner Yard Setback
Street R.O.W.(varies)Lot Width
(varies)
15' Min. Front Yard
Setback
Alley (width varies)Lot Depth(varies)3' Side
Setback
Tree Lawn (typ.)
Sidewalk (typ.)
Garage (typ.)
Attached or Detached
Lot Width
(varies)
CL
13' Min. Side Corner
Yard Setback (on public streets)Street R.O.W.(varies)Parallel Parking Space
minimum 8' wide (typ.)
0' Rear Yard Setback
Min. 8' min with parking
15' Min. Front
Setback
8' Min. Rear
Yard Setback
(non-rear load)
20' Min. Front Yard
Setback-Garage Door Lot Depth(varies)Tree Lawn (typ.)
Sidewalk (typ.)
0' Side Setback
(common wall
condition)
5' Side
Setback (min.)
Side Loaded
Garage (typ.)
15' Min. Side
Corner Setback
Street R.O.W.(varies)Lot Width
(varies)
20' Min. Side Corner
Yard Setback-Garage
12' Min. Front Yard
Setback
Alley (width varies)Lot Depth(varies)3' Side
Setback (min.)
Garage (typ.)
Attached or Detached
Lot Width
(varies)
CL
13' Min. Side Corner
Yard Setback (on public streets)Garden Court or Park Width(varies)Parallel Parking Space
minimum width 8' (typ.)
0' Rear Yard Setback
Min. 8' min with parking
15' Min. Front Yard
Setback
0' Rear Yard Setback
Min. 8' min with parking
Alley
(width varies)Lot Depth(varies)Lot Width
(varies)
Sidewalk (typ.)
0' Side Setback
(common wall condition)
CL
Tree Lawn (typ.)
15' Min. Side Corner
Setback
Street R.O.W.(varies)12' Min. Front
Setback-Principal
Structure
Alley
(width varies)Lot Depth(varies)Lot Width
(varies)
Sidewalk (typ.)
Parallel Parking Space
minimum 8' wide (typ.)
Garage (typ.)
CL
Garden Court (typ.)Garden Court Width(varies) 0' Rear Yard Setback
Min. 8' min with parking
15' Min. Side Corner
Setback
0' Side Setback(common wall condition)5' Side
Setback (min.)
15' Min. Front Yard
SetbackLot Depth(varies)Tree Lawn (typ.)
Lot Width
(varies)
CL
13' Min. Side Corner
Yard Setback
3' Side
Setback
Roof Top Patio (typ.)
0' Rear Yard Setback
Min. 8' min with parking
Sidewalk (typ.)
(May include all or portion of roof
10' Min. Front Yard
Setback-Principal
Structure
Appurtenant structures
may encroach into
the Front and Side
Yard Setback up to 3'
15' Min. Rear
Yard Setback
(non-rear load)
18' Min. Front Yard
Setback-Garage Door Lot Depth(varies)Tree Lawn (typ.)
Sidewalk (typ.)
0' Side Setback
(common wall
condition)
5' Side
Setback (min.)
10' Min. Side Corner
Yard Setback
Street R.O.W.(varies)Lot Width
(varies)
Distance between
Driveway Edges
(varies)
Min. Rear Setback
to Garage 0'
15' Min. Front Yard
Setback
Alley
(width varies)Lot Depth (Varies)Lot Width
5' Side
Setback (min.)
5' Side
Setback (min.)
10' Min. Building
Separation (typ.)
CL
Side Yard
Use Easement
(typ., where used)
13' Min. Side Corner
Yard Setback
(Varies)
10 of 12
HOUSING TYPE -
LOT TYPICALS
OWNER:
DATE:
SHEET TITLE:
OWNER:
DATE:
SHEET TITLE:CHECKED BY:DRAWN BY:MULBERRYPUD MASTER PLANFORT COLLINS, COLORADOHARTFORD AQUISITIONS
4801 GOODMAN RD
TIMNATH, CO 80547
DHRM 4/7/21 01 Submittal
NOT FOR
CONSTRUCTION
244 North College Avenue #130
Fort Collins, Colorado 80524
P 970.409.3414
www.norris-design.com
SINGLE FAMILY DETACHED - FRONT LOAD NOT TO SCALE
CONCEPTUAL DRAWING SUBJECT TO CHANGE
SINGLE FAMILY DETACHED LOT TYPICALS
SINGLE FAMILY DETACHED - REAR LOAD NOT TO SCALE
CONCEPTUAL DRAWING SUBJECT TO CHANGE
SINGLE FAMILY ATTACHED - SIDE LOAD NOT TO SCALE
CONCEPTUAL DRAWING SUBJECT TO CHANGE
SINGLE FAMILY DETACHED - REAR LOAD - GREEN COURT NOT TO SCALE
CONCEPTUAL DRAWING SUBJECT TO CHANGE
SINGLE FAMILY ATTACHED - REAR LOAD NOT TO SCALE
CONCEPTUAL DRAWING SUBJECT TO CHANGE
SINGLE FAMILY ATTACHED - REAR LOAD - GREEN COURT NOT TO SCALE
CONCEPTUAL DRAWING SUBJECT TO CHANGE
SINGLE FAMILY ATTACHED LOT TYPICALS
SINGLE FAMILY DETACHED - SIDE LOAD NOT TO SCALE
CONCEPTUAL DRAWING SUBJECT TO CHANGE
SINGLE FAMILY DETACHED TOWNHOME - 3 STORY NOT TO SCALE
CONCEPTUAL DRAWING SUBJECT TO CHANGE
SINGLE FAMILY ATTACHED - FRONT LOAD NOT TO SCALE
CONCEPTUAL DRAWING SUBJECT TO CHANGE
LOT TYPICAL NOTES
1.Typical layouts reflect bulk standards conveyed within this Mulberry - PUD
Master Plan and represent multiple, but not all configurations for each lot
component depicted. Width and dimensions may change as appropriate
provided design is consistent with the development standards. Refer to the
Development Standards Table on Sheet 5 of this PUD Master Plan for
specific dimensions and development standards.
2.These lot typical diagrams for Townhome and Duplex residential uses apply
to buildings with two or more attached units.
SINGLE FAMILY DETACHED-REAR LOAD W/ SIDE YARD USE EASEMENT NOT TO SCALE
CONCEPTUAL DRAWING SUBJECT TO CHANGE
Side yard use easements occur from front property line to rear property line and extend from the grantor's building foundation to the
lot line between the grantor's and grantee's parcels that shall be granted to the easement grantee per the restrictions outlined below.
Within the Mulberry - PUD Master Plan, side yard use easements may be designed and used within a series of adjacent lots for
review and approval at the time of Final Plan. Side yard use easements may be used on all detached single family lot types. The
following restrictions apply to the side yard use easements:
1.Easement grantee shall have full access and enjoyment of the easement including construction of improvements, use, and
maintenance of the space included in the easement. fences and walls used as privacy screens may not encroach into the front
and rear setback. Non-combustible improvements including but not limited to decks, patios, landscaping, walls, fences, rails,
furniture and similar elements are permitted within the defined side yard use easement. Decks, patios and walls, other than
privacy screens, in excess of 30-inches in height (as measured from finished grade) are not permitted in side yard use
easements. No combustible building materials may be used in the construction of improvements within 5' of the property line
(resulting in a 10' clear zone for all combustible materials between homes). a minimum of 10' is required between all habitable
structures. Only landscaping, hardscape, and irrigation improvements are permitted within front and rear setbacks. Irrigation is
not permitted within 5' of any foundation. No improvements may be implemented at the detriment of the grantor's structure or
their ability to maintain their home.
2.Side yard use easements are permitted on detached single family lots only.
3.All improvements by grantee located within the side yard use easement shall be maintained by the easement grantee.
4.Easement grantor is ensured of access within this easement for maintenance and repair of the principal building located on the
easement grantor's lot and for no other purpose.
5.All principal buildings and garages owned by easement grantor shall be maintained by easement grantor.
6.Side yard use easements may also be used for drainage. Neither the grantee nor the grantor shall alter finished grade and/or
drainage patterns on the grantor's property without the approval of the metropolitan district and approval by a qualified
registered professional engineer. Any change in drainage patters must be approved by a professional engineer.
7.Side yard use easement procedures and policies shall be managed by the metropolitan district.
Definitions:
·Easement grantor: the lot owner granting side yard area to adjacent lot owner for use.
·Easement grantee: the lot owner gaining side yard area from adjacent lot owner for use.
SIDE YARD USE EASEMENT NOTES
SIDE YARD USE EASEMENT TYPICALS
HOUSING TYPE - LOT TYPICALS
CL
CL
Through Alley
0' Rear Setback Permitted
5' Side Setback
15' Front Setback
Public Right of WayTree Lawn Right of Way15' Side
Corner Setback (on public streets)
Varies Varies Varies Varies
Varies8' Minimum to permit parking
Lot Depth(varies)5' Min.
Setback
8' Min. Setback
to OS
15' Min. Setback
to R.O.W (on public streets)
Property Line
Easement
25' Access/Utility
8' Min.
Setback to
Private Drive
5' Min.
Setback
15' Min. Setback to R.O.W
Green Court /
15' Min. Setback
to R.O.W (on public streets)
5' Setback
Open Space
5' Min.
Setback
5' Min.
Setback
Lot Width
(varies)Lot Depth(varies)5' Min. Setback
Property Line
Easement
25' Access/Utility
5' Setback
8' Min.
Setback to
Private Drive
15' Min. Front Setback
15' Min. Side Corner
Setback
Green Court / Open Space
8' Setback
from OS
Lot Width
(varies)Lot Depth(varies)5' Min. Setback
Property Line
Easement
25' Access/Utility
5' Setback
8' Min.
Setback to
Private Drive
15' Min. Front Setback
15' Min. Side Corner
Setback
5' Setback 5' SetbackLot Width
(varies)
3' Min. Side
Yard Setback
15' Min. Front
Yard Setback
0' Min Rear
Setback
Common
Green
Common
Green
Surface
Parking (typ.)
0' Min Garage
Setback
Garage
Parking (typ.)
Garage
Parking (typ.)
Surface
Parking (typ.)
0' Min Rear
Setback
0' Min Setback
15' Min. Front
Yard Setback
5' Min. Side
Yard Setback
3' Min. Side
Yard Setback
Min. 8' Rear
Setback
Cottage Homes
(lot width varies)
13' Min. Side
Corner Setback
13' Min. Side
Corner Setback
10' Min.
Garage
Separation
10' Min.
Garage
Separation
Alley (width varies)
Alley (width varies)Alley (width varies)Alley (width varies)Walk
Walk
Garage
Parking (typ.)
Garage
Parking (typ.)
5' Min. Side
Yard Setback
3' Min. Side
Yard Setback
Min. 8' Rear
Setback
Townhomes (lot
width varies)
Cottage Homes
(lot width varies)
SFD Rear Load (lot width varies)
11 of 12
HOUSING TYPE -
LOT TYPICALS
OWNER:
DATE:
SHEET TITLE:
OWNER:
DATE:
SHEET TITLE:CHECKED BY:DRAWN BY:MULBERRYPUD MASTER PLANFORT COLLINS, COLORADOHARTFORD AQUISITIONS
4801 GOODMAN RD
TIMNATH, CO 80547
DHRM 4/7/21 01 Submittal
NOT FOR
CONSTRUCTION
244 North College Avenue #130
Fort Collins, Colorado 80524
P 970.409.3414
www.norris-design.com
TOWNHOME - REAR LOAD NOT TO SCALE
CONCEPTUAL DRAWING SUBJECT TO CHANGE
TOWNHOME LOT TYPICALS
MOTOR COURT - 6 PACK - FRONT LOAD - GREEN COURT NOT TO SCALE
CONCEPTUAL DRAWING SUBJECT TO CHANGE
MOTOR COURT - 4 PACK - FRONT LOAD - GREEN COURT NOT TO SCALE
CONCEPTUAL DRAWING SUBJECT TO CHANGE
MOTOR COURT LOT TYPICALS
MOTOR COURT - 4 PACK - FRONT LOAD NOT TO SCALE
CONCEPTUAL DRAWING SUBJECT TO CHANGE
COTTAGE HOME LOT TYPICALS
COTTAGE HOMES NOT TO SCALE
CONCEPTUAL DRAWING SUBJECT TO CHANGE
COTTAGE
HOMES (typ.)
1.Variety of Home Types
may be utilized in this
area:
·Townhomes
·SFD - Rear Load
·Cottages
·Duplexes
·Etc.
2.Number of lots/homes
may be increased or
decreased.
COTTAGE
HOMES (typ.)
LOT TYPICAL NOTES
1.Typical layouts reflect bulk standards conveyed within this Mulberry - PUD
Master Plan and represent multiple, but not all configurations for each lot
component depicted. Width and dimensions may change as appropriate
provided design is consistent with the development standards. Refer to the
Development Standards Table on Sheet 5 of this PUD Master Plan for
specific dimensions and development standards.
2.These lot typical diagrams for Townhome and Duplex residential uses apply
to buildings with two or more attached units.
HOUSING TYPE - LOT TYPICALS
15' Min. Front
Yard Setback
3' Min. Side Yard
Setback (typ.)
8' Min. Rear
Yard Setback
10' Min.
Building
Separation
Alley (width varies)Tree Lawn (typ.)
Sidewalk (typ.)
ADU Above
Garage
(Attached or
Detached)
15' Min. Front Yard
Setback
Alley (width varies)Lot Depth(varies)3' Side
Setback
Garage (typ.)
Attached or Detached
Lot Width
(varies)
CL
13' Min. Side Corner
Yard Setback (on public streets)
0' Rear Yard Setback
Min. 8' min with parking
ADU - Above Garage
Attached or Detached
Tree Lawn (typ.)
Sidewalk (typ.)
Garage (typ.)
Surface Parking (typ.)
Min. Building Separation
10'Private Road10' Setback
10' Building Separation
Min. Building Separation
10'
Min. Building
Separation 10'
Min. Building
Separation 10'
10' Building Separation
10' Building Separation
Min. Building Separation
10'
12 of 12
HOUSING TYPE -
LOT TYPICALS
OWNER:
DATE:
SHEET TITLE:
OWNER:
DATE:
SHEET TITLE:CHECKED BY:DRAWN BY:MULBERRYPUD MASTER PLANFORT COLLINS, COLORADOHARTFORD AQUISITIONS
4801 GOODMAN RD
TIMNATH, CO 80547
DHRM 4/7/21 01 Submittal
NOT FOR
CONSTRUCTION
244 North College Avenue #130
Fort Collins, Colorado 80524
P 970.409.3414
www.norris-design.com
CONCEPTUAL DRAWING SUBJECT TO CHANGE
COTTAGE HOME - ADU LOT - TYPICAL NOT TO SCALE
CONCEPTUAL DRAWING SUBJECT TO CHANGE
ACCESSORY DWELLING UNIT - COTTAGE HOMES
SINGLE FAMILY DETACHED - ADU LOT - TYPICAL NOT TO SCALE
CONCEPTUAL DRAWING SUBJECT TO CHANGE
ACCESSORY DWELLING UNIT - SINGLE FAMILYCOMMON LOTS
SINGLE FAMILY DETACHED & DUPLEX - COMMON LOTS NOT TO SCALE
CONCEPTUAL DRAWING SUBJECT TO CHANGE
HOUSING TYPE - LOT TYPICALS
LOT TYPICAL NOTES
1.Typical layouts reflect bulk standards conveyed within this Mulberry - PUD
Master Plan and represent multiple, but not all configurations for each lot
component depicted. Width and dimensions may change as appropriate
provided design is consistent with the development standards. Refer to the
Development Standards Table on Sheet 5 of this PUD Master Plan for
specific dimensions and development standards.
2.These lot typical diagrams for Townhome and Duplex residential uses apply
to buildings with two or more attached units.