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HomeMy WebLinkAboutMULBERRY & GREENFIELDS - PUD MASTER PLAN - ODP210002 - SUBMITTAL DOCUMENTS - ROUND 2 - PROJECT NARRATIVE Mulberry & Greenfields – PUD Master Plan: Project Narrative Fort Collins, CO | August 18, 2021 PUD Narrative 1. Project title: Name of the development project as well as any previous name the project may have had during Conceptual Review. Please provide a consistent project title on all documents. The project will be known as Mulberry & Greenfields – PUD Master Plan. 2. Past Meeting Dates: Provide dates of any CR, PDR, and neighborhood meeting held. o PDR – December 16, 2020 o Neighborhood Meeting – March 8, 2021. 3. General Information: The information provided is used to describe the project in the City’s online review database. General information includes the following (as applicable): project location, overall size of the development in acres, existing zoning, proposed zoning, number of dwellings, amount and type of commercial space, number of off-street parking spaces provided, number of building stories proposed, description of any Land Use Code Modifications proposed. The ~229-acre Mulberry & Greenfields – PUD Master Plan is a new mixed-use residential neighborhood designed to create harmony between the modern world and the beauty of nature. The vision is to share a unique view of the world through colorful art, unique shapes, diverse patterns, and unexpected designs, bringing people, homes, plants, art, and programming together with dynamic, highly experiential spaces. The intimacy of an urban community is infused with choiceful biophilia that instills a deeper connection to the surrounding environment: natural materials are used in novel ways, art installations depict natural beauty, and walls and walkways are ingratiated by plants and soft, comforting materials. A lush living gallery ties the mixed-use commercial district in the south to a variety of medium-to- low density residential traveling north, featuring a wide streetscape, diverse plant palette, linear rain gardens, integrated sustainable features, and signature design elements with beautiful irregularities to create a one-of-a-kind walk through the neighborhood. Small ponds will be used to irrigate common-area landscapes in this corridor, with pump houses activated as recreational amenities that give people a place to work or relax outside. Every wall becomes a canvas for colorful expressions, complimenting pollinator gardens and nature-inspired ground-plane features to create a community that truly feels alive. More specifically, Mulberry & Greenfields plans include: • A neighborhood town center located between East Mulberry Street and the residential portions of the neighborhood, specifically in District 3, is focused on a central pedestrian- oriented market street serving as the continuation of the central north-south pedestrian parkway running through the neighborhood. • Approximately 20-30+ acres of retail, commercial, and office uses to serve the immediate neighborhood as well as the greater Fort Collins community. • +/- 1,600 residences to include single-family detached, single-family attached, and multi-family living options, with an emphasis on attainable and affordable opportunities. The final density for each filing will be determined at the time of PDP and will be consistent with the standards within the PUD. PUD Narrative • Significant open space, including preservation of high-value natural areas like the Cooper Slough. • Amenitized Parks – a centrally located, minimum 5 acre, neighborhood park that will serve as the recreation and gathering hub for the neighborhood. This park will provide a connection to the proposed regional trail that will bisect the neighborhood and also serve as the northernmost terminus of the pedestrian parkway. In addition, smaller parks and gathering spaces will be interspersed throughout the community. • Development of a pedestrian parkway that will serve as central north-south oriented spine that brings the neighborhood together and encourage easy movement throughout. This pedestrian parkway will be heavily amenities with diverse landscaping, active and passive areas, and gathering spaces. • Community-wide is proposed an extensive trail corridor and pedestrian network, providing both internal community connectivity and walkability, as well as links to the surrounding Fort Collins community with the inclusion of a section of regional trail. Mulberry & Greenfields will catalyze redevelopment of the Corridor while achieving several critical City objectives, including: 1) Developing critical on-site and off-site public infrastructure. 2) Employing high-quality and smart-growth practices. 3) Creating affordable housing units. 4) Creating attainable housing units to support the workforce. 5) Incorporating environmental sustainability through energy conservation, water conservation, multimodal transportation, and enhanced community resiliency. The overarching vision for Mulberry & Greenfields is consistent with the land use vision and goals established in the East Mulberry Corridor Plan and Fort Collins City Plan. This mixed-use community will provide a variety of opportunities for shopping, working, living, and playing. 4. Proposed Owners: A list of names of all general and/or limited partners (if a partnership) managers and directors (if a limited liability company) and/or officers and directors of the corporation (if a corporation) involved as either applicants or owners of the development. Hartford Acquisitions, LLC 4801 Goodman Road Timnath, Colorado 80547 5. Existing Owners: The name and address of each existing owner of property within the boundaries of the development plan area. SP# 8709000004 SP# 8709000039 Whitham Farms LLC 816 Ptarmigan Run Loveland, Colorado 80538 PUD Narrative SP# 8709000006 Springer-Fisher Inc. PO Box 86 Timnath, Colorado 805247 6. Transportation Improvements: Summary of any proposed on and off-site improvements identified with the Traffic Impact Study The transportation improvements proposed as part of the Mulberry & Greenfields – PUD Master Plan are as follows and indicated on the Mulberry & Greenfields – PUD Master Plan document and associated materials, as applicable: • Improvement of Mulberry frontage road, including development of roundabout at the intersection of the Mulberry frontage road and Greenfields Drive; • Development of Greenfields Drive (Arterial) from East Mulberry Road north, ultimately connecting to East Vine Drive (including a crossing of the railroad); • Development of International Boulevard (Arterial) west from the intersection at Greenfields Drive to the western boundary of the Mulberry & Greenfields – PUD Master Plan; • Continuation of Sykes Drive (Collector) east from its existing terminus at the at the eastern boundary of the neighboring Mosaic community to Greenfields Drive; • Development of Street A (temporary name) (Collector) west from Greenfields Drive to the western boundary of the Mulberry & Greenfields – PUD Master Plan; • Contribute funding for improvements at the Timberline Drive and Vine Drive intersection; • Contribute funding for landscape improvements at the frontage road, as well as within the Highway 14 median. All aforementioned roadway improvements are planned to be designed and constructed in conformance with current LCUASS standards, unless otherwise approved. The final design and alignment will occur during future development phases of the Mulberry & Greenfields – PUD Master Plan. 7. Written narrative addressing each concern/issue raised at the neighborhood meeting(s) if a meeting has been held. Please contact a Development Review Coordinator (or Planning Services main number) to receive a copy of the neighborhood meeting minutes in Word format. Please note that neighborhood meetings are required for all PUD projects, and if a neighborhood meeting is required, a ten-day waiting period is required prior to submitting a Development Application. As required as part of the Fort Collins PUD Master Plan process, a neighborhood meeting was held prior to the initial Mulberry & Greenfields – PUD Master Plan submittal. This meeting was held on the evening of Monday, March 8, 2021. Approximately 30-35 members of the public, not including City Staff or members of the development team, attended the meeting held via the Zoom platform. • Community/Question Comment: Getting across railroad is a significant issue. Problems at Timberline are significant. Is the proposed crossing an overpass or underpass? Concerned about the traffic generation on Sykes Drive. Would the City require that that crossing be built earlier in PUD Narrative the project rather than towards the end? o 3/8/21 Answer: Been in conversation with the railroad for a crossing. It is not a heavily used rail line. The proposed crossing will be an at-grade crossing. The crossing would not be established until the northern part of the development is done. The application for the crossing will be coordinated by the City, but Hartford Homes will work with the City on the application. First phase of the project will be the portion closer to Mulberry. o Follow Up Response: The Applicant has been diligently working to start the process to gain approval for the railroad crossing through the several agencies required to ultimately approve the crossing of the railroad tracks. The traffic study included addresses the phased approach and timing of this crossing and believes the adverse impacts will be minimal. o • Community/Question Comment: Concerned about the railroad crossing. Will there be a signal at Timberline and Vine? Would like to know more about the proposed walkway for pedestrians proposed as part of the project. o 3/8/21 Answer: Working with the City to establish a 50 foot wide regional trail corridor that connects from Vine Drive to the Cooper Slough. The underpass will cross under intersection of Greenfields Drive and Great Western Railway. Also proposing an internal trail corridor that connects to the proposed commercial mixed-use and the Mosaic development to the west. o Follow Up Response: It is the Applicant’s understanding that City is working on an upgrade at the Timberline and Vine intersection. This project has no impact on the timing of that update but will be providing a fair share contribution to its construction. The proposed rail crossing within the Mulberry & Greenfields – PUD Master Plan area will help traffic by providing another route for traffic between Vine Drive and Mulberry Road. To clarify one comment in the minutes from the neighborhood meeting, we have never intended to have a grade-separated crossing of the railroad; only Greenfields Drive has been envisioned as including a grade-separated trail crossing, per City of Fort Collins trail standards. This has been discussed and agreed upon with Suzanne Bassinger and that is what we believe we presented during the neighborhood meeting. The plan is for the trail to have a grade-separated crossing of Greenfields on the south side of the railroad tracks, which is planned to connect to the neighborhood park. Once the trail is on the west side of Greenfields, it will have a shared at-grade crossing of the tracks with Greenfields Dr. and will then turn west on the north side of the tracks. The plan is for the trail to cross the tracks as a part of an enhanced sidewalk on the west side of the Greenfields ROW. • Community/Question Comment: Can you talk about the water rights for the long-term build- out? Are the water rights already established? o 3/8/21 Answer: Part of the system is a raw water reuse system. The farms have existing water surface rights which will continue but will not be used for watering lawns. The developer owns the water rights to irrigate the rest of the project, so water is already in place for the development. o Follow Up Response: We believe that the meeting minutes are partially inaccurate. The Metropolitan District will own and operate a non-potable water system that will be used PUD Narrative specifically for landscape irrigation, including turf areas. This applies to private lots as well as common areas, landscape tracts, and parks. Additionally, the farms have both surface irrigation water rights, as well as sub-surface water rights from two existing wells on the property. Both wells are planned to contribute to the non-potable irrigation system. • Community/Question Comment: Commercial Mixed-Use on A Drive, can you orient us to where that is in relation to the existing industrial uses (i.e., cement plant)? o 3/8/21 Answer: Cement plant is to the west of the project area. Best way to locate the site is to look for the modular office off westbound Mulberry, and the site is to the north. o Follow Up Response: No update or change to this response from 3/8/21. • Community/Question Comment: Are there plans to bury the power lines that run along the edge of the Mosaic development o 3/8/21 Answer: Working with our dry utilities consultant to find out if those will be buried. It appears that they currently serve some wells on the property. We are evaluating if they will be buried as part of this project or not. o Follow Up Response: No update or change to this response from 3/8/21. The lines that run north-south are owned by PVREA and serve customers through this part of the unincorporated county. They will need to remain in place, but we have not determined if they will be buried or not. • Community/Question Comment: Will part of this planning be a restriction on how much Hartford can develop and sell before the crossing gets established? Concern about frequency of track use. o 3/8/21 Answer: That will need to be evaluated and determined as part of the traffic impact study for the development. There are two different tracks, the one that directly impacts this project is primarily used for rail car storage and is not as frequently used as the other line which runs north. o Follow Up Response: No update or change to this response from 3/18/21. • Community/Question Comment: How will the development facilitate bike and pedestrian connections from this development to Old Town o 3/8/21 Answer: The project is building roads and trails to the City standards. The additions to the bike and trail network will help fulfill the community vision, but connectivity will not be solved just by this project. Ties into the Parks and Recreation Regional Master Plan, so it will contribute to that overall vision. o Follow Up Response: No update or change to this response from 3/8/21. • Community/Question Comment: What are the plans for the build to and development of International Boulevard? o 3/8/21 Answer: Planned to be a two-lane arterial per the Master Street Plan. The PUD Narrative portion of the drive that is on our property will be constructed as a two-lane arterial but will stop at the edge of the Barker property to the west. Plans show that eventually International Boulevard would connect through to Timberline with a signalized intersection. o Follow Up Response: No update or change to this response from 3/8/21. • Community/Question Comment: Are there any plans of what will happen with the Barker parcel? o 3/8/21 Answer: No rumors of development according to the City or the development team o Follow Up Response: No update or change to this response from 3/8/21. • Community/Question Comment: Appreciate the well thought out site plan from Hartford Homes and Norris Design. Tell us more about environmental impacts. o 33/8/21 Answer: (Applicant) We are required to do an Ecological Characterization Study to evaluate all the potential environmental impacts of the project. Project must follow buffering requirements from natural habitats and features. o 33/8/21 Answer: (City of Fort Collins Environmental Planning) Presence of Lake Canal, noxious weeds, and raptor nests will require buffers and mitigation as well. There is a seasonal aspect to the ECS due to the need to evaluate wetlands and other features during particular times of the year. The Cooper Slough has springs along its course that are unique since they remain unfrozen during the winter ,so special consideration of maintaining those will be made. o Follow Up Response: No update or change to this response from 3/8/21, but we will add that an ECS has been included as part of this submittal package. • Community/Question Comment: What is the phasing for this project? Can you talk about the total build-out time? o 3/8/21 Answer: Once the PUD is complete the first phase would include the Low Density Residential north of International, and the construction of Greenfields to Mulberry. The Commercial Mixed-Use is more driven by the market and the number of households present in the area. First phase planning and approval is tentatively timed for Summer 2022 with the first houses being constructed in 2023. Most likely a ten-year project to achieve total build-out. o Follow Up Response: No update or change to this response from 3/8/21. • Community/Question Comment: What are the borders of the East Mulberry Corridor Annexation project? o 3/8/21 Answer: Large corridor that encompasses most of Mulberry and un-annexed area of Larimer County north of Mulberry from I-25 to Lemay Ave, up to parts of Vine Drive. o Follow Up Response: No update or change to this response from 3/8/21. • Community/Question Comment: Are you planning to use or implement a Metro District for the project? PUD Narrative o 3/8/21 Answer: We are planning to use a Metro District for the project. The service plan for the metro district was approved in April 2019 and is working its way through the public benefits agreement process with the City. Developer committed to certain new urbanist design comments as part of the service plan, and the public benefits agreement details how those will be realized along with the 15% of Affordable Housing. City Council is still in the process of reviewing the standards for Metro Districts in the City. o Follow Up Response: No update or change to this response from 3/8/21, other than the fact that the Public Benefits Agreement has been approved by the City Council. • Community/Question Comment: What are the schools that would service this area? Have you spoken with the school district about capacity for this development? o 3/8/21 Answer: Poudre School District is a referral agency during the development review process. We pay an impact fee for the school district for every building permit filed with the City. Unsure how the service boundaries will be adjusted between this development and the future build-out of PSD schools. o Follow Up Response: No update or change to this response from 3/8/21. 8. Narrative description of the site design including building placement, vehicular and pedestrian circulation, landscaping, proposed open space and treatments of wetlands, natural habitats and features on site and in the general vicinity of the project. Proposed for the ~226-acre Mulberry & Greenfields – PUD Master Plan is a mixed-use neighborhood comprised of 5 Districts that will offer a multitude of commercial, retail, and employment opportunities as well as a diverse selection of housing opportunities. Its prime location along East Mulberry Street will serve to enhance one of the major gateways into the City. Generally speaking, building of the neighborhood is proposed to occur with a gradation of intensity, with more intense, commercial, retail, employment, and higher density uses located nearer to East Mulberry Street, and transitioning to less intense residential uses as one moves north through the community to East Vine Drive. The objectives of the Mulberry & Greenfields – PUD Master Plan are strongly support by latest draft of the City of Fort Collins Housing Strategic Plan which states the City should look at doing the following to increase affordable and “missing middle” or attainable housing stock and are supported by this Mulberry & Greenfields – PUD Master Plan: o “Remove barriers to allowed densities through code revisions;” o “Revisit or remove barriers in code that limit the number of multifamily units, have square footage requirements for secondary or non-residential buildings and height limitations restricting the ability to maximize compact sites….”; o “Explore more housing types including tiny homes and cooperative housing, Build more duplexes and small multifamily units, Remove or relax regulations that limit creative reuse of existing homes;” o Relax restrictions in the Land Use Code to make it easier for developers to build new homes.” The predominant objective of the Mulberry & Greenfields – PUD Master Plan is to create a great neighborhood within the overall Fort Collins community while providing many affordable and attainable housing options that serve the “missing middle” home buyer and that are located near neighborhood and regional level services and amenities. The PUD Narrative standards within the Mulberry & Greenfields – PUD Master Plan further this objective and allow it to become a reality. The following further outlines District Standards and other overall standards that influence the design and development within the Mulberry & Greenfields – PUD Master Plan. • District 1 – District 1 is the largest District within the Mulberry & Greenfields – PUD Master Plan, encompassing the entire area north of the railroad tracks and well as the area west of Greenfields Drive and north of International Boulevard. Being the lowest density District, District 1 is envisioned to include a variety of single-family detached, and potentially attached or smaller multi-family, options. Centrally located in District 1 is the neighborhood park, at a minimum of 5 acres, which is planned to be heavily amenitized and is envisioned to include a neighborhood amenity like a pool. Its adjacency to the planned Fort Collins regional trail, allows the opportunity for residents to quickly jump on the trail or to allow outside users passing through to stop in for a respite or further recreation. This park will also serve as the northernmost terminus of the planned pedestrian parkway which will extend south and tie into District 3. • District 2 – District 2 serves as a transition from the lower density of District 1 and the higher density and intensity uses proposed for District 3. District 3 permits all levels of residential uses ranging from single-family detached to multi-family. Additional residential options will provide further product diversity for the community and work to achieve the goal of providing more attainable housing options for the greater Fort Collins community. Its adjacency to the planned Fort Collins regional trail, allows the opportunity for residents to quickly jump on the trail to access other areas of the City. • District 3 – Located at the intersection of Mulberry and Greenfields, District 3 is planned provide commercial/mixed-use development that will serve the residents of this neighborhood as well as the greater Fort Collins Community. District 3 will provide the southern terminus of the central pedestrian corridor of the neighborhood and will draw the community together with a range of uses. A vibrant center with vertically and/or horizontally mixed uses is envisioned that will provide an active area for the community to live, work, and play. • District 4 – Located at the in the far southwest corner of the Mulberry & Greenfields – PUD Master Plan neighborhood, District 4 is well positioned to take advantage of the frontage along Mulberry Road and the vast number of vehicles that pass by every day. Being that it is cutoff from the rest of the Mulberry & Greenfields – PUD Master Plan neighborhood by the Lake Canal Ditch, it is designed to be a part of the overall community, while also having the ability to stand alone and provide a greater variety of development opportunities. • District 5 – Is a parcel that will include elements for the community. A community gateway monument is planned for this area as well as signage that welcomes visits to this neighborhood. This District is at Mulberry & Greenfields’ front door and will serve to guide those seeking to visit this great neighborhood. Overall Mulberry & Greenfields – PUD Master Plan – Key Design Elements. • Building Placement: While the Mulberry & Greenfields – PUD Master Plan is not proposing any specific development or providing specific building locations, types, etc., it does include standards that, when used in tandem with Fort Collins Land Use Code, PUD Narrative create a pedestrian friendly, well-connected, diverse, neighborhood. A conceptual texture plan graphic has been included with this application to give a sense of what the Mulberry & Greenfields – PUD Master is trying to accomplish and provide a vision for the future. As previously noted, the Mulberry & Greenfields – PUD Master Plan has been broken down into 5 Districts, each varying from each of the others, but also complementing them as well. These Districts each contribute to the placemaking within the Mulberry & Greenfields – PUD Master Plan and provide for a variety of development opportunities; including permitting many types of residential uses, non- residential uses, parks & open spaces. More dense, higher, and intense uses are proposed nearer the Mulberry Road corridor and along Greenfields Drive. Further from these higher traffic areas, lower intensity residential uses are proposed, but still located near enough to take advantage of the mixed-use opportunities that the Mulberry & Greenfields – PUD Master Plan will provide. • Circulation: Roads and other infrastructure are being proposed per the City’s master plan. The development of Greenfields Drive, (an arterial) from Mulberry Road on the south to Vine Drive on the north will be the major north-south connection point through the Mulberry & Greenfields – PUD Master Plan and will not only provide access for the residents of the Mulberry & Greenfields – PUD Master Plan neighborhood but also provide another option for the greater Fort Collins community when traveling to and from north Fort Collins. Additionally, International Boulevard (arterial), Sykes Drive (collector), ‘Street B’ (collector), and ‘Street A’ (collector) will provide vehicular, bicycle, and pedestrian connections to existing adjoining development or opportunities for connections to future adjacent development. Furthermore, in working with City Staff, a minimum 50’ regional trail corridor has been provided that runs parallel to the existing railroad right-of-way, bisecting the neighborhood and making connections at the NW corner of the community at Vine Drive as well as on the eastern side of the community, adjacent to the Cooper Slough. Internally, along with a vast array of walks and more neighborhood focused, walks and trails, a central pedestrian parkway is provided that connects the main neighborhood park located in District 1 to the mixed-use areas of District 3, and all points in between. This corridor will be landscaped and amenitized to provide the community opportunity to access all that the Mulberry & Greenfields – PUD Master Plan has to offer. • Landscaping: Landscaping will focus on contributing to the well-being and identity of the Mulberry & Greenfields – PUD Master Plan. The responsible use of raw water and water conserving and sustainable landscaping, including the use of native and materials adapted to Colorado’s climate, will drive the design and be utilized to accentuate features and tie the overall theme of the neighborhood together. • Open Space/Parks: Open space and parks are strategically placed to provide the most benefit to the community as well as preserving the most valuable areas of the property. A main neighborhood park is proposed central to District 1 that will provide a large amenity focused programed park experience. This park is adjacent to the planned regional trail corridor and its central location makes it usable by all residents within the PUD Narrative Mulberry & Greenfields – PUD Master Plan neighborhood. Additionally, smaller parks and/or gathering spaces will be provided in the neighborhood, interspersed throughout, providing appropriate level amenities depending on their location within the neighborhood. Most open space and buffer areas can be found along the railroad right- of-way as well on the eastern boundary of the Cooper Slough and wetlands areas, as identified in the included ECS report. Required buffer areas will be developed in accordance with the applicable standards. • Public Benefit: Extensive work and commitments have been made by the Applicant for the greater good of the overall Mulberry & Greenfields – PUD Master Plan neighborhood and the overall Fort Collins community. Those include, but are not limited to: o Inclusion of affordable housing for a minimum 15% of total units within the community; o Infrastructure Improvements; o Crossing of the railroad ROW; o Construct roundabout at Greenfields Drive and Mulberry frontage road; o Contribute funding for improvements at Timberline Drive and Vine Drive; o Contribute funding for frontage road and Highway 14 median; o Contribute funding for Community Gateway; o High-Quality and Smart Growth Elements; o Environmental Sustainability; o Commitment to the development of solar energy development system; o Use of non-potable water irrigation system; o Sustainable landscape design; o Enhanced Community resiliency. Please see additional information included with this submittal that provides further detail about the approved and recorded Public Benefits Agreement. PUD Intent & Proposed Updates The intent of the Mulberry & Greenfields – PUD Master Plan is not to disregard existing Fort Collins land use regulations, but rather customize the zoning for this unique property that is bringing many different uses together so that development may occur in a reasonable, flexible manner that will allow the best neighborhood possible to grow. The format of the included PUD Master Plan Set is such that the standards governing the document are easy to understand and apply. This includes: • PUD Master Plan Map – This plan lays out the proposed Districts as well as the overall transportation Framework. • Development Standards - Details pertaining to setbacks, building heights, and permitted densities as it pertains to each of the 5 Districts. • Land Uses - Tables are included detailing the permitted uses within each of the 5 Districts. • District Standards - Here District specific standards are provided that provide development guidance in lieu of the underlying zoning. • Supplemental Standards - These standards apply across all 5 Districts, as applicable, and include further direction on the development Residential Uses, Single-Family Attached and Multi-Family Uses, Building Height, Parks and Gathering Spaces, Accessory Dwellings Units, PUD Narrative Commercial/Mixed-Use Design, and others. Overall, the standards within this Mulberry & Greenfields - PUD Master Plan are intended to guide future development applications and outline the permitted zoning, land uses, and development standards for this particular property as described in the legal description on the cover sheet of this Mulberry & Greenfields 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 & Greenfields PUD Master Plan shall prevail. Where this document falls silent Fort Collins Land Use Code shall apply, as applicable. The following outlines several modifications updates that the Mulberry & Greenfields – PUD Master Plan is proposing to the Fort Collins Land Use Code as part of this process: • Land Uses – The land uses generally conform with the underlying zoning in place, but modifications were made to adjust to proposed land uses. A look at land use updates within each District: o District 1 – The permitted uses within this District generally fall in line with the underlying zoning, Low Density Mixed-Use (LMN). o District 2 – The permitted uses within this District generally fall in line with the underlying zoning, Low Density Mixed-Use (LMN), with the exception of permitting higher density and allowing multi-family uses normally found within the Medium Density Mixed-Use (MMN). o District 3 – The underlying zoning is Neighborhood Commercial (NC), Employment (E), & General Commercial (CG) . The permitted uses are generally consistent with this zoning with modifications being made to allow for more crossover of uses which are envisioned to be designed cohesively. Proposed updates include:  Single Family Detached is now a permitted use, but limited to a maximum lot size of 3,500 sf.  A larger variety of uses are permitted on the ground floor in the instance of a vertical residential mixed-use development. o District 4 - The underlying zoning is General Commercial (CG) and the proposed land uses are generally consistent with the underlying zoning. o Other: Accessory Dwelling Units (ADUs) – ADUs are proposed to be permitted with Districts 1, 2, 3, and 4 in order to provide another attainable housing option for the community. Included within this Mulberry & Greenfields PUD Master Plan are full standards for their application and use. ADUs are a great way to provide housing opportunities at attainable levels. The latest draft of the City of Fort Collins Housing Strategic Plan encourages the use of ADUs and their application in neighborhoods. Please see included Standards that have redlined so that Staff may more clearly understand what and where the proposed modifications are being made. • Development Standards Proposed development standards are generally consistent with the specified underlying zoning districts with a few exceptions as noted below: o Front Setbacks – Proposed are residential front setbacks for SFD, SFA, and Duplex of 10’ (remaining at 20’ for garage face). This will allow for more compact, urban development with higher density, which is called for within the Public Benefits Agreement. It is PUD Narrative understood that utilities need to be accounted in such situations and the Applicant has been working with utility providers and will continue to do so during the development process to ensure all needs and standards are met. Ideas such as only providing electrical to homes and not including gas, as communities move away from fossil fuels, as well as grouping utilities to reduce the number of easements required. o Rear Setbacks - Proposed is that for homes that are not traditional front load, a 2’ rear setback is permitted for garages. This of course is only permitted in those instances where a utility easement is not required in the rear of homes. The Applicant has been working diligently with utility providers to address the placement of utilities to ensure this standard works. If a utility is required in the rear, the rear setback shall match the utility easement width. o Side Setbacks – The side setbacks for single-family detached residential uses have been updated to permit a minimum 3’ side setback. The Applicant is aware of the additional Building Code standards that must be followed when houses are located in a proximity such as this. Permitting these side setbacks will be permit greater density and promote the goal of providing more attainable housing. These setback standards are proposed to provide an opportunity for increased density and the ability to develop more attainable housing. The Applicant has found that this is more cost effective to construct single-family detached homes on smaller lots versus similarly sized homes that are attached. This cost savings is passed on to the consumer allowing for lower and more attainably priced housing. o Building Height – Overall building height is generally consistent with the underlying zoning, with the following exceptions:  Residential Uses, including single-family detached residences, may be up to 3 stories.  Within District 3 building height has been standardized so that cohesive development within this mixed-use area may occur. • Housing Types This Mulberry & Greenfields – PUD Master Plan has increased the number of home types that may be distinguished as a separate housing type to satisfy diversity requirements of the current Fort Collins Land Use Code. The current requirements in the Fort Collins Land Use Code are clearly written to encourage a wide variety of product and home types and discourage homogeny of home types offered. With the proposed revised standards, the Mulberry & Greenfields – PUD Master Plan is proposing to allow a variety of housing types that meet the goal of providing housing type diversity while also achieving the goals of providing attainable and affordable housing. Housing types added include single-family detached townhomes, cottage homes, single-family detached and paired home – common lot, and others; these all will complement the other housing types already permitted such as single-family detached front load, single family detached rear, single family attached, etc. This idea of increasing housing types is consistent with the latest draft of the City of Fort Collins Housing Strategic Plan which specifically includes recommendations for the “Establishment of additional housing types; opportunity to increase overall supply.” The Mulberry & Greenfields – PUD Master Plan is PUD Narrative meeting this objective and bringing new opportunities and bringing attainable and affordable housing to the market, which is badly needed as described in the latest draft of the City of Fort Collins Housing Strategic Plan. Within the Mulberry & Greenfields – PUD Master Plan a litany of housing types have been included as lot typicals to illustrate how these differing product types work, how they live and how they are different from each other. • Signage The Mulberry & Greenfields – PUD Master Plan is intended to be a Gateway neighborhood to the Fort Collins Community as such provisions are proposed as part of this PUD Master Plan to account its unique location. Proposed are minimal standard updates to account for unique stie constraints encountered by this property specifically found within District 5, otherwise sign standards will follow currently established Fort Collins sign code or will apply for a variance, as applicable. • Development Review As part of the Mulberry & Greenfields – PUD Master Plan it is proposed that a majority of residential uses conforming to the standards set forth within this Mulberry & Greenfields – PUD Master Plan and the Fort Collins Land Use Code, as applicable, be permitted to follow the Fort Collins BDR Review process. The Applicant, having developed many housing options with Fort Collins, has long recognized that one of the biggest impediments to building and developing affordable and attainable housing is the lengthy approvals process that adds time, uncertainty, and money to a project that ultimately gets passed down to the end user, the home buyer, increasing their costs and further increasing the minimum barrier of entry for a would-be home owner. The latest draft of the City of Fort Collins Housing Strategic Plan states that the City should be looking at ways to “refine and simplify the development process.” We believe the standards within this Mulberry & Greenfields – PUD Master Plan, the City of Fort Collins Land Use Code and working with City of Fort Collins Planning Staff during the development review process, provide the clear and concise development guidance needed to develop a successful project within the City. 9. Narrative description of how disturbances to wetlands, natural habitats and features and/or wildlife are being avoided to the maximum extent feasible. As highlighted within the Environmental Characterization Study (ECS) provided within this Mulberry & Greenfields – PUD Master Plan application, there will be minimal natural habitats and features and/or wildlife impacted by the development of the Mulberry & Greenfields – PUD Master Plan. The ECS identifies a small wetlands area on the eastern portion of the site, as well as the Cooper Slough that is located offsite. Both these areas will be properly buffered, preserved, and/or updated, as necessary. The ultimate conditions and treatments of these areas will be addressed at the time of future Final Plans and will be treated as stipulated within the Fort Collins Land Use code Section 3.4 Environmental, Natural Area, Recreational and Cultural Resource Protection Standards. PUD Narrative 10. Narrative description of transition techniques, associated buffering and how conflicts between existing and proposed land uses are mitigated. Fortunately, the Mulberry & Greenfields – PUD Master Plan Area is surrounded by compatible uses and there are minimal conflicts anticipated between this future development and existing proposed uses. The following are the surrounding uses and the mitigation utilized (if any): • North (Vine Drive) – Vine Drive makes up the northern boundary of the property. District 1 which comprises this northern portion of the Mulberry & Greenfields PUD includes low density residential which is consistent with the development on the north side of Vine Drive. Additionally, setbacks and enhanced landscaping will be provided along Vine Drive consistent with City of Fort Collins Standards. • East (North of International) – To the east of the Mulberry & Greenfields – PUD Master Plan is the Cooper Slough which is likely to be undeveloped in perpetuity. The required buffer overlaps with the Mulberry & Greenfields – PUD Master Plan neighborhood and will be accounted for and treated accordingly to City of Fort Collins standards for this area during the development of this portion of the neighborhood. • East (South of International) - In this area, Greenfields Drive makes up the eastern boundary of the Mulberry & Greenfields – PUD Master Plan. While the area to the east of Greenfields Drive is currently undeveloped, it our understanding that it is likely to develop as a mixed-use area that is entirely compatible with the Mulberry & Greenfields – PUD Master Plan neighborhood. This area is in the unincorporated county. • South (Mulberry Road / Mulberry Frontage Road) – More intense non-residential uses are planned for this area, taking advantage of the high visibility and access provided by the busy Mulberry Road corridor. Appropriate setbacks and landscape treatments will be provided to make this face of the Mulberry & Greenfields – PUD Master Plan show well and further establish this neighborhood as a gateway to the City of Fort Collins. • West (south of International) – On the south end of this area adjacent to District 4 are a mix non-residential and light industrial uses. These existing uses are compatible with the use proposed to be permitted within District 4, so little to no mitigation is likely to be required. Further north in this area an undeveloped construction storage yard is located adjacent to Districts 2 & 3. Our understanding that no future development is currently planned for this property and that it is not likely to develop for quite a long time. Development within Districts 2 & 3 will ensure that proper setbacks and landscape treatments are provided for against this transitional parcel of property. • West (north of International) – Directly adjacent to this area is the Mosaic community. Mosaic, in this area adjacent to District 1 of the Mulberry & Greenfields PUD Master Plan, is comprised of developed and soon-to-be developed single-family detached homes, which is what is envisioned within this area of District 1 in the Mulberry & Greenfields – PUD Master Plan. These uses area entirely compatible and will help create a more unified development within this area of Fort Collins. 11. Narrative description of the architectural design including general description of how Building Standards or alternative standards are met (Sections 3.5.1 and other applicable Sections in 3.5). Depending on the nature of the project, the narrative provided may be one page or multiple pages. Description should also include information regarding the design approach used to satisfy any applicable historic preservation considerations, as required in Section 3.4.7 -- Historic and Cultural Resources and should also include a discussion of the design approach PUD Narrative used to satisfy the recommendations from the Landmark Preservation Commission (LPC), if applicable. The area comprised of the Mulberry & Greenfields – PUD Master Plan has historically been used for farming, there are no substantial buildings on the property that would be considered historical or warrant preservation. Architecture is envisioned to high quality and cohesive, meeting the high-standards that Fort Collins has come to expect, and following the standards set forth within this Mulberry & Greenfields – PUD Master Plan and the City of Fort Collins Land Use Code, as applicable. With this being the PUD Master Plan step in the development process, no specific architecture or building designs are proposed at this time. 12. Development Phasing Schedule (if applicable). This shall include a development schedule with anticipated start dates, completion dates and descriptions for each development phase proposed. Schedule shall include the proposed phasing of construction of public improvements and recreational and common space areas. Projects with multiple parcels and/or property owners should review and refine shared phased elements such as streets, walkways/trails, grading, walls and utilities and incorporate construction phasing by development parcel, if applicable. Larger or more complex projects should include a phasing plan and supplemental tables and notations as a plan sheet.’ An estimated development phase schedule has been included below and within the attached Mulberry & Greenfields – PUD Master Plan set. The following anticipates the development timing of each phase and what is included within each phase. It should be noted that it is assumed that all infrastructure (looped water, sewer, other utilities, etc.) required to successfully develop each phase will be included with each noted phase. Additionally, this is just an approximation of the development phasing schedule, as market conditions and other factors will ultimately determine the phasing schedule and timeline. • Phase 1 - o Includes the portion of District 1, south of the railroad ROW, west of Greenfields Drive, and north of International Boulevard, consisting mostly of lower density residential uses. o Greenfields Drive - north from Mulberry (including new roundabout at Greenfields Drive and Mulberry Frontage Road) to Sykes Drive. o Sykes Drive – From intersection at Greenfields Drive to the western project boundary o International Boulevard – From the intersection at Greenfields Drive to the western boundary. o Estimated to begin the development process early 3rd quarter of 2021 and is expected to break ground in 2022. • Phase 2 – o Includes first phase of District 2 for residential uses (likely affordable units) o Development of Street “A” from Greenfields Drive to western property boundary. o Estimated to begin the development process 4th quarter of 2021 and is expected to break ground in 2022. • Phase 3 – Development of phase 2 of District 2 with lower to mid density residential uses. o Design and formal designation of portion of regional trail corridor from eastern PUD Narrative boundary at Cooper Slough to Greenfields Drive. o Development of Cooper Slough / wetland buffer zone as required on eastern project boundary o TBD timing for beginning the development process. • Phase 4 – o Development of remaining undeveloped portions of District 2 with higher density residential uses. o TBD timing for beginning the development process. • Phase 5 – o Includes District 3, a mix of uses that will likely be sub-phased. o Timing is contingent on market forces. • Phase 6 – o Remainder of District 1, north of railroad tracks, mostly of lower density residential uses. o Extension of Greenfields Drive from intersection of Greenfields Drive and Sykes Drive to Vine Drive on the north o Design of regional trail corridor from Greenfields Drive to NW corner of the project on the north side of the railroad tracks o Design of regional trail underpass of Greenfields Drive o Development of vehicular, pedestrian, and regional trail crossing of railroad tracks. o Timing is TBD, with buildout occurring in multiple subphases. • Phase 7 – o District 4 development of likely non-residential use is TBD and is contingent on market forces. The following addresses how the Mulberry & Greenfields PUD Master Plan address the PUD Review Criteria found in Section 4.29 (D) (2) of the Fort Collins Land Use Code. (2) In order to approve a proposed PUD Master Plan, the decision maker must find that the PUD Master Plan satisfies the following criteria: (a) The PUD Master Plan achieves the purpose and objectives of Sections 4.29 (A) and (B); See inline responses to each criterion below. Section 4.29 (A) Purpose. 1) Directs and guides subsequent Project Development Plans and Final Plans for large or complex developments governed by an approved PUD Master Plan. The proposed Mulberry & Greenfields – PUD Master Plan provides clear direction and guidance for future development. Where this document falls silent the standards of the Fort Collins Land Use code shall be followed. 2) Substitutes a PUD Master Plan for an Overall Development Plan for real property within an approved PUD Overlay. PUD Narrative The Mulberry & Greenfields – PUD Master Plan provides the information typically required as part of the Overall Development Plan. 3) Positions large areas of property for phased development. This Mulberry & Greenfields – PUD Master Plan meets this requirement, as it is proposing a large, multi-phase mixed project over an approximately 229 acre area. 4) Encourages innovative community planning and site design to integrate natural systems, energy efficiency, aesthetics, higher design, engineering and construction standards and other community goals by enabling greater flexibility than permitted under the strict application of the Land Use Code, all in furtherance of adopted and applicable City plans, policies, and standards. The Mulberry & Greenfields - PUD Master Plan includes many standards and attributes that provide for thoughtful and innovative community design, higher design, and better and more efficient planning. Many are listed below, as are established in the Metropolitan District Service Plan and the Public Benefits Agreement for Mulberry: o Inclusion of affordable housing for a minimum 15% of total units within the community; o Inclusion of minimum 5 acre community park; o Reduced setbacks for single-family detached homes; o Increased permitted density in strategic locations; o Wide variety of permitted uses both residential and non-residential; o Vehicular and non-vehicular crossing of the railroad ROW; o Construct roundabout at Greenfields Drive and Mulberry frontage road; o Contribute funding for Community Gateway. o High-Quality and Smart Growth Elements: o Environmental Sustainability o Commitment to the development of solar energy development system; o Use of non-potable water irrigation system o Sustainable landscape design o Enhanced Community resiliency, Including pollinator plantings to encourage safe migration of pollinator species 5) Allows greater flexibility in the mix and distribution of land uses, densities, and applicable development and zone district standards. The Mulberry & Greenfields – PUD Master Plan has been developed to permit a wide variety of uses in a great range of density, all with the end goal of providing a mixed-use community that is well amenitized that provides commercial and retail services and a variety of housing options. Section 4.29 (B)Objectives. 1) Encourage conceptual level review of development for large areas. Provides an overall guiding vision for the 226 acre project, depicting overall development opportunities and an estimated phasing schedule. PUD Narrative 2) In return for flexibility in site design, development under a PUD Overlay must provide public benefits significantly greater than those typically achieved through the application of a standard zone district, including one or more of the following as may be applicable to a particular PUD Master Plan: a) Diversification in the use of land; This objective as has been met. Proposed are 5 distinct Districts, that permit a wide variety of land uses increases; including a range of density from low to high; as well as opportunity for mixed-use development and more traditional commercial, retail and employment uses. b) Innovation in development; This objective has been met with several innovative solutions proposed; including: o Inclusion of affordable housing for a minimum 15% of total units within the community. o Contribute funding for Community Gateway. o High-Quality and Smart Growth Elements  Increased density;  Alley access for at least 40% of total dwelling units  Added utility services and raw water dedication  Enhanced pedestrian crossings;  Central pedestrian-oriented greenway spine  Secondary bicycle path to provide a more direct route for cyclists;  Enhanced east-west greenway to connect from the railroad crossings to the Cooper Slough;  Mixed-Use Design. o Environmental Sustainability o Commitment to the development of solar energy development system; o Use of non-potable water irrigation system o Sustainable landscape design o Enhanced Community resiliency  Landscape architecture designed to support the flight distances and migration patterns of applicable pollinators c) More efficient use of land and energy; This objective has been met by:  Strategically increasing density;  Concentrating development in an infill area of the community;  Developing for environmental Sustainability;  Commitment to the development of solar energy development system;  Use of non-potable water irrigation system;  Sustainable landscape design; • Enhanced Community resiliency through landscape architecture designed to support the flight distances and migration patterns of applicable pollinators PUD Narrative d) Public amenities commensurate with the scope of the development; Public amenities have been included within the PUD Master Plan, they include: • A large centrally located park (min. 5 acre) • Requirement of smaller community parks, gathering spaces, or similar. • Central pedestrian parkway that connects the entire community is provided, • A minimum 50’ wide regional trail corridor parallel to the railroad ROW. • Complete infrastructure and road network to serve vehicles, bicycles and pedestrians e) Furtherance of the City's adopted plans and policies; and The Mulberry & Greenfields PUD Master Plan meets, exceeds and furthers the following City plans and policies: • City Plan o Land Uses o Transportation Plan o Trails Master Plan • East Mulberry Corridor Plan • Land Use Code Audit (2020) • Housing Strategic Plan f) Development patterns consistent with the principles and policies of the City's Comprehensive Plan and adopted plans and policies. This PUD Master Plan application is in conformance with the policies and goals of both the City of Fort Collins City Plan and the applicable East Mulberry Corridor Plan. The following Principles, Policies, and/or Goals are a sampling those within these guiding documents that are applicable to this application. Fort Collins City Plan Principle LIV 1: Maintain a compact pattern of growth that is well served by public facilities and encourages the efficient use of land. The Mulberry & Greenfields PUD Master Plan property is well located to be served by existing Fort Collins infrastructure. With existing City infrastructure located nearby and development in the surrounding area, this property achieves the goal for a compact pattern of growth. Principle LIV 3: Maintain and enhance our unique character and sense of place as the community grows. Policy LIV 3.3 - GATEWAYS Enhance and accentuate the community’s gateways, including Interstate 25 interchanges and College Avenue, to provide a coordinated and positive community entrance. Gateway design elements may include streetscape design, supportive land uses, building architecture, landscaping, signage, lighting and public art. PUD Narrative The approval of this Mulberry & Greenfields PUD Master Plan will allow development that will serve to further enhance the Mulberry corridor, a major gateway into the City. The mix of uses permitted by the proposed Mulberry & Greenfields – PUD Master Plan will not only provide the opportunity to develop a multi-faceted community on this property but also provide for the opportunity to enhance the overall Mulberry Road corridor. Principle LIV 4: Enhance neighborhood livability. Policy LIV 4.1 - NEW NEIGHBORHOODS Encourage creativity in the design and construction of new neighborhoods that: • Provides a unifying and interconnected framework of streets, sidewalks, walkway spines and other public spaces; • Expands housing options, including higher density and mixed-use buildings; • Offers opportunities to age in place; • Improves access to services and amenities; and • Incorporates unique site conditions. The proposed Mulberry & Greenfields – PUD Master Plan builds upon the underlying zoning by permitting and encouraging a wide variety of residential types and densities. Additionally, it is proposed that the mixed use areas of Districts 3 & 4 permit opportunities for unique and varied residential types. Together this property will offer a variety of residential opportunities that will further enhance the character of the Fort Collins community. The extension of Greenfields Drive to the north will provide connectivity to the north and not only serve this neighborhood but also the greater community. Additional east-west connectivity is provided with the development of Sykes Dr, International Boulevard, and Street A. Policy LIV 4.2 - COMPATIBILITY OF ADJACENT DEVELOPMENT Ensure that development that occurs in adjacent districts complements and enhances the positive qualities of existing neighborhoods. Developments that share a property line and/or street frontage with an existing neighborhood should promote compatibility by: • Continuing established block patterns and streets to improve access to services and amenities from the adjacent neighborhood; • Incorporating context-sensitive buildings and site features (e.g., similar size, scale and materials); and » Locating parking and service areas where impacts on existing neighborhoods—such as noise and traffic—will be minimized. The Mulberry & Greenfields – PUD Master Plan allows for a development pattern that is compatible within its boundaries as well as in the surrounding areas. The PUD Master Plan allows for a gradation of densities from Mulberry Road that gives way to less intensity as one moves north, towards Vine Drive, and is compatible with the existing developments in the area, such as the adjacent community of Mosaic. PUD Narrative Principle LIV 5: Create more opportunities for housing choices. Policy LIV 5.1 - HOUSING OPTIONS To enhance community health and livability, encourage a variety of housing types and densities, including mixed-used developments that are well served by public transportation and close to employment centers, shopping, services and amenities. Policy LIV 5.2 - SUPPLY OF ATTAINABLE HOUSING Encourage public and private sectors to maintain and develop a diverse range of housing options, including housing that is attainable (30% or less of monthly income) to residents earning the median income. Options could include ADUs, duplexes, townhomes, mobile homes, manufactured housing and other “missing middle” housing types. Policy LIV 5.3 - LAND FOR RESIDENTIAL DEVELOPMENT Use density requirements to maximize the use of land for residential development to positively influence housing supply and expand housing choice. Policy LIV 5.4 - LAND SUPPLY FOR AFFORDABLE HOUSING Continue to grow and utilize the Affordable Housing Land Bank Program and other programs to create permanently affordable housing units. The Mulberry & Greenfields – PUD Master Plan fully supports and encourages these policies as well as those of the latest draft of the Fort Collins Strategic Housing Master Plan. This PUD Master Plan permits a variety of housing options, updated standards, and strategically increased densities all in order to achieve the goals of providing attainable “missing middle” housing as well as truly affordable housing for the community. Approval of this Mulberry & Greenfields – PUD Master Plan will further these objectives. East Mulberry Corridor Plan Goal LU-1 Residential neighborhoods will be linked and integrated with supporting neighborhood commercial uses, providing such immediate daily needs as groceries, laundry, day care, clinics, and other retail goods. A land use development pattern that allows for direct access through an extensive interconnected street and trail network, highlighted by a central pedestrian corridor connecting the entire community to the mixed use and non-residential uses that will support the residents’ daily lives. Goal LU-3 A variety of commercial uses serving residents, businesses and travelers will be located along East Mulberry Street/SH 14 between I-25 and Lemay Avenue. The Mulberry & Greenfields – PUD Master Plan permits commercial, retail, and employment land uses that will serve the residents of this immediate community as well as residents, consumers and travelers throughout the greater Mulberry corridor. Goal T-4 New additions to the street network will provide increased connectivity between existing and proposed development. The extension of Greenfields Drive to the north will allow for the connection to Vine Drive and increased east-west connectivity will be accomplished through the development of Sykes Drive, International Boulevard, and Street A. PUD Narrative Goal H-1 A variety of housing types will be provided to both provide housing close to employment and shopping and to add diversity. All Districts within the Mulberry & Greenfields – PUD Master Plan permit varying types and amounts of density. The variety of housing types will provide housing opportunities near to employment and shopping. 3) Ensure high-quality urban design and environmentally-sensitive development that takes advantage of site characteristics. As demonstrated throughout the Mulberry & Greenfields – PUD Master Plan, high quality urban design is of paramount importance to the overall design and success. The included development standards, emphasis on high quality diverse housing types, and encouragement for development of horizontal and vertical mix of uses all create a framework of strong urban design principles. Additionally, special care is taken to respect and buffer environmentally sensitive areas of the property. This includes identifying wetlands and the Cooper Slough buffer areas. As the project begins to develop the ultimate treatment of these areas will be fully designed and the Applicant is committed to working with City Staff to ensure that all environmentally sensitive areas are buffered, enhanced, and/or preserved as required per this Mulberry & Greenfields – PUD Master Plan and City of Fort Collins Land Use Code requirements. 4) Promote cooperative planning and development among real property owners within a large area. The Mulberry & Greenfields – PUD Master Plan promotes cooperation planning and develop with adjoining property owners and developments (both existing and future). • To the west - existing and plan streets within the Mosaic subdivision are continued through to the Mulberry & Greenfields – PUD Master Plan area, additionally, International Boulevard as well as Street A, will connect to the west to provide for future connectivity for those adjacent undeveloped parcels. • To the east - on the northern portion of the neighborhood, is the Cooper Slough where no development is likely to occur, so buffers and natural areas are proposed to further enhance this feature. • To the east - on the southern portion of the neighborhood, is undeveloped property located in unincorporated Larimer County. Both properties share Greenfields Drive as a boundary so its development will benefit both property owners. • To the north and south - boundaries are composed of major transportation corridors, Mulberry Road and East Vine Drive, so consideration is being made for connectivity and to understand mitigation traffic impacts on those roads to the extent feasible. The Mulberry & Greenfields – PUD Master Plan provides for an interconnected series of streets that continue and improve the area transportation network. PUD Narrative 5) Protect land uses and neighborhoods adjacent to a PUD Overlay from negative impacts. The Mulberry & Greenfields – PUD Master Plan works to be entirely compatible with the surrounding land uses and neighborhoods though the use of like uses, similar density and intensity of development, and through the selective application of buffering, each utilized in different areas of the neighborhood as appropriate. (b) The PUD Master Plan provides high quality urban design within the subject property or properties; As demonstrated throughout the Mulberry & Greenfields – PUD Master Plan, high quality urban design is of paramount importance to the overall design and success. The included development standards, emphasis on high quality diverse housing types, and encouragement for development of horizontal and vertical mix of uses all create a framework of strong urban design principles. (c) The PUD Master Plan will result in development generally in compliance with the principles and policies of the City's Comprehensive Plan and adopted plans and policies; Please see response to Section 4.29 (B) 2) F, above. (d) The PUD Master Plan will, within the PUD Overlay, result in compatible design and use as well as public infrastructure and services, including public streets, sidewalks, drainage, trails, and utilities; and The Mulberry & Greenfields – PUD Master Plan will result in compatible design for the entire community and is committed to meeting all required design standards for infrastructure, public streets, trails, drainage, utilities, etc. except as otherwise amended and approved by the City of Fort Collins, including site-specific variances to these standards. (e) The PUD Master Plan is consistent with all applicable Land Use Code General Development Standards (Article 3) except to the extent such development standards have been modified pursuant to below Subsection (G (below)). G) Modification of Densities and Development Standards. 1) Certain densities and development standards set forth in the Land Use Code and described in below Subsection (G)(2) may be modified as part of a PUD Master Plan. The modification procedure described in this Section (G) substitutes for the modification procedure set forth in Division 2.8. The Mulberry & Greenfields – PUD Master Plan strategically adjusts densities and development standards in order to create a great neighborhood that provides affordable and attainable housing opportunities as well as support for non-residential development that counts on certain levels of nearby housing for support. We believe the requested densities and standards are well within the standards of modification. 2) The application must enumerate the densities and development standards proposed to be modified. PUD Narrative a) (a)The application shall describe the minimum and maximum densities for permitted residential uses. Proposed maximum and minimum densities are clearly listed within the Mulberry & Greenfields – PUD Master Plan for each of the 5 Districts. b) Application shall enumerate the specific Land Use Code Article 3 development standards and Article 4 land use and development standards that are proposed to be modified and the nature of each modification in terms sufficiently specific to enable application of the modified standards to Project Development Plans and Final Plans submitted subsequent to, in conformance with and intended to implement, the approved PUD Master Plan. Modifications under this Section may not be granted for Engineering Design Standards referenced in Section 3.3.5 and variances to such standards are addressed in below Subsection (L). Specific information about the requested modifications to Land Use Code can be found within the accompanying Mulberry & Greenfields – PUD Master Plan document as well as the project narrative. As noted within the narrative, the intent of the Mulberry & Greenfields – PUD Master Plan is not to completely revise Fort Collins standards, but rather shape them to provide the necessary flexibility for the unique project proposed with this Mulberry & Greenfields – PUD Master Plan. 3) In order to approve requested density or development standard modifications, the decision maker must find that the density or development standard as modified satisfies the following criteria: a) The modified density or development standard is consistent with the applicable purposes, and advances the applicable objectives of, the PUD Overlay as described in Sections 4.29 (A) and (B); As demonstrated within earlier portions of this narrative we believe we satisfy all review requirements as it pertains to density increases and modifications to land use and development standards. b) The modified density or development standard significantly advances the development objectives of the PUD Master Plan; The proposed density clearly advances the development objectives of the Mulberry & Greenfields – PUD Master Plan by supporting compact, urban development. It also supports the approved Public Benefits Agreement which specifically calls out increased density as a public benefit of the is project. c) The modified density or development standard is necessary to achieve the development objectives of the PUD Master Plan; and As previously discussed through these submittal materials, one of the main objectives of the Mulberry & Greenfields – PUD Master Plan is that of creating affordable and attainable housing. The proposed densities and standards further this objective. d) The modified density or development standard is consistent with the principles and policies of the City's Comprehensive Plan and adopted plans and policies. PUD Narrative As addressed within review criteria Section 4.29 (B) 2) F, above, the Mulberry & Greenfields – PUD Master Plan and its proposed densities and development standards are consistent with the principles and policies of the applicable adopted plans and policies.