HomeMy WebLinkAboutMULBERRY & GREENFIELDS - PUD MASTER PLAN - ODP210002 - SUBMITTAL DOCUMENTS - ROUND 3 - PROJECT NARRATIVE
Mulberry & Greenfields -
PUD Master Plan:
Project Narrative
Fort Collins, CO | October 13, 2021
Project Narrative
1. Project title: Name of the development project as well as any previous name the project may have
had during Conceptual Review. Please provide a consistent project title on all documents.
The project will be known as Mulberry & 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 #1 – March 8, 2021.
o Neighborhood meeting #2 – October 13, 2021. (Planned at the time of this submittal)
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.
• 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
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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 a robust 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. Internal trails through connecting greenspaces and along local
streets will provide easy and direct access to the greater trail system (regional trail, pedestrian parkway,
spur 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
SP# 8709000006
Springer-Fisher Inc.
PO Box 86
Timnath, Colorado 805247
6. Transportation Improvements: Summary of any proposed on and off-site improvements identified
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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 Donella (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 the project rather than towards
the end?
o 3/8/21 Answer: Been in conversation with the railroad for a crossing. It is not a heavily used rail
line. The proposed crossing will be an at-grade crossing. The crossing would not be established
until the northern part of the development is done. The application for the crossing will be
coordinated by the City, but Hartford Homes will work with the City on the application. First
phase of the project will be the portion closer to Mulberry.
o Follow Up Response: The Applicant has been diligently working to start the process to gain
approval for the railroad crossing through the several agencies required to ultimately approve
the crossing of the railroad tracks. The traffic study included addresses the phased approach
and timing of this crossing and believes the adverse impacts will be minimal.
• Community/Question Comment: Concerned about the railroad crossing. Will there be a signal at
Timberline and Vine? Would like to know more about the proposed walkway for pedestrians proposed as
part of the project.
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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
grade-separated, per City of Fort Collins trail standards. This has been discussed and agreed upon
with Suzanne Bassinger and that is what we believe we presented during the neighborhood
meeting. The plan is for the trail to have a grade-separated crossing of Greenfields on the south
side of the railroad tracks, which is planned to connect to the neighborhood park. Once the trail
is on the west side of Greenfields, it will have a shared at-grade crossing of the tracks with
Greenfields Dr. and will then turn west on the north side of the tracks. The plan is for the trail to
cross the tracks as a part of an enhanced sidewalk on the west side of the Greenfields ROW.
• Community/Question Comment: Can you talk about the water rights for the long-term build-out? Are the
water rights already established?
o 3/8/21 Answer: Part of the system is a raw water reuse system. The farms have existing water
surface rights which will continue but will not be used for watering lawns. The developer owns
the water rights to irrigate the rest of the project, so water is already in place for the
development.
o Follow Up Response: We believe that the meeting minutes are partially inaccurate. The
Metropolitan District will own and operate a non-potable water system that will be used
specifically for landscape irrigation, including turf areas. This applies to private lots as well as
common areas, landscape tracts, and parks.
Additionally, the farms have both surface irrigation water rights, as well as sub-surface water
rights from two existing wells on the property. Both wells are planned to contribute to the non-
potable 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
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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 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.
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• Community/Question Comment: What are the borders of the East Mulberry Corridor Annexation project?
o 3/8/21 Answer: Large corridor that encompasses most of Mulberry and un-annexed area of
Larimer County north of Mulberry from I-25 to Lemay Ave, up to parts of Vine Drive.
o Follow Up Response: No update or change to this response from 3/8/21.
• Community/Question Comment: Are you planning to use or implement a Metro District for the project?
o 3/8/21 Answer: We are planning to use a Metro District for the project. The service plan for the
metro district was approved in April 2019 and is working its way through the public benefits
agreement process with the City. Developer committed to certain new urbanist design
comments as part of the service plan, and the public benefits agreement details how those will
be realized along with the 15% of Affordable Housing. City Council is still in the process of
reviewing the standards for Metro Districts in the City.
o Follow Up Response: No update or change to this response from 3/8/21, other than the fact that
the Public Benefits Agreement has been approved by the City Council.
• Community/Question Comment: What are the schools that would service this area? Have you spoken
with the school district about capacity for this development?
o 3/8/21 Answer: Poudre School District is a referral agency during the development review
process. We pay an impact fee for the school district for every building permit filed with the City.
Unsure how the service boundaries will be adjusted between this development and the future
build-out of PSD schools.
o Follow Up Response: No update or change to this response from 3/8/21.
8. Narrative description of the site design including building placement, vehicular and pedestrian
circulation, landscaping, proposed open space and treatments of wetlands, natural habitats and
features on site and in the general vicinity of the project.
Proposed for the ~226-acre Mulberry & 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
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attainable housing options that serve the “missing middle” home buyer and that are located near
neighborhood and regional level services and amenities. The standards within the Mulberry &
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 planned to include a variety of single-family detached, accessory dwelling units, 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 and clubhouse. Its adjacency to the
planned Fort Collins regional trail, allows the opportunity for residents to quickly jump on the
trail or to allow outside users passing through to stop in for a respite or further recreation. This
park will also serve as the northernmost terminus of the planned pedestrian parkway which will
extend south through District 2 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 2 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, 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
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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 One’ (collector), and ‘Donella’ (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 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
tandem with the City to ensure that the appropriate preservation and enhancements (if deemed
necessary) take place during future development phases.
• Public Benefit: Extensive work and commitments have been made by the Applicant for the
greater good of the overall Mulberry & 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;
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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.
o Integration of Urban Design elements
Develops ways to implement many of the proposals in the Land Use Code
Audit, the Housing Strategic Plan, and other governing documents, including:
• Increasing the types of housing
• Simplifying the review process
• Planning for and building ADUs
• Creating a cottage home type
• Addressing affordability and attainability, though innovative planning
techniques aimed at reducing the overall cost of construction and
thus sales price
• Increasing density to be more efficient with the little remaining vacant
land within the city limits
o Bloom is also pioneering ways to permit and regulate these uses, demonstrating how
future elements of the Land Use Code update can work in a specific context
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, Commercial/Mixed-Use Design, among
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.
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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 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. Additional
standards limiting encroachments (window wells for instance) when this smaller setback is used
have been included. Permitting these side setbacks will be permit greater density and promote
the goal of providing more attainable housing.
Project Narrative
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.
This will allow for furth product diversity within the community, including the
construction of “single family detached townhomes’ as proposed within the standards.
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 and may be
used within all Districts (as denoted in the Land Use Table). 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 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. Additionally, while this PUD is
committed to requiring a litany of housing types it is allowing flexibility in the allowance of how many
housing types are required within a specific future development application. This is proposed because
the Bloom neighborhood will development out over many separate phases over many years, and this
application of the standard will allow the development to be cost effective to meet the objectives of
providing affordable and attainable housing in a great neighborhood setting.
• Parking
Parking standards are generally in conformance with Fort Collins Land Use standards, with the exception
when looking at smaller lots and ADUs, where parking standards are reduced, without sacrificing access
and decreasing quality of life. These reduced parking standards allow for more green space, encourage
fewer automobiles. A diagram schematically showing how reduced parking will work has been included
as a supplemental graphic to this.
• Tree type and Spacing
Due to utility constraints within the cottage areas, consistent 30-40’ on center tree spacing is not feasible.
Based on discussions with City staff the project will still meet the same number of deciduous canopy trees
for each block (based on a consistent 40’ spacing), however trees may be a combination of deciduous
canopy trees and smaller or ornamental trees. Canopy trees will be maximized to the extent feasible,
particularly in the mid-block areas. In order to meet clearance and spacing requirements, canopy trees
may also be placed closer than 30’ on center. Any canopy trees placed closer than 30’ on center will be
specifically selected to allow sufficient spread of each tree.
Project Narrative
• Signage
The Mulberry & Greenfields – PUD Master Plan is intended to be a Gateway neighborhood to the greater
Fort Collins Community as such provisions are proposed as part of this PUD Master Plan to account its
unique location, specifically being set back a significant distance from Mulberry Road. Proposed are
minimal standard updates to account for unique site constraints encountered by this property specifically
found within District 5, otherwise sign standards will follow currently established Fort Collins sign code.
• Street Connectivity
Current standards require street connectivity at approximately 660’ intervals, this PUD Master Plan alters
this standard in areas where meeting this standard is impractical. Areas where this will be a challenge
include: along Vine Drive where topography makes additional connections impracticable, adjacent to the
Cooper Slough where it’s preferable to not disturb this area with road connections and leave in its natural
state, and along the railroad tracks where achieving additional crossings above and beyond the planned
Greenfields Drive crossing, are infeasible at this point. The PUD Master Plan and associated standards
show connections where they make sense while providing alternative provisions to meeting the spirit of
the code such as connecting with open spaces and trail corridors.
• 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.
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
Project Narrative
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 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.’
Project Narrative
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 Donella 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
boundary at Cooper Slough to Greenfields Drive.
o Development of Cooper Slough / wetland buffer zone as required on eastern project
boundary
o Estimated to begin the development process in 2022
• Phase 4 –
o Development of 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 Estimated that a portion of this phase will start the development process in 2022, but
timing is contingent on market forces.
• Phase 6 –
o Remainder of District 1, north of railroad tracks, mostly of lower density residential
uses.
o Extension of Greenfields Drive from intersection of Greenfields Drive and Sykes Drive
to Vine Drive on the north
o Design of regional trail corridor from Greenfields Drive to NW corner of the project on
the north side of the railroad tracks
o Design of regional trail underpass of Greenfields Drive
o Development of vehicular, pedestrian, and regional trail crossing of railroad tracks.
o Estimated to begin the development process in 2023 to 2025, with buildout occurring
in multiple subphases.
• Phase 7 –
o District 4 development of likely non-residential use is TBD and is contingent on market
forces.
Project Narrative
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.
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, urban design, and better and more efficient
planning. Many are listed below, and are established in the Metropolitan District Service Plan and the
Public Benefits Agreement for Mulberry; including but not limited to:
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 Mixed-Use design, 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:
Increase in density;
Alley loaded access for at least 40% of total dwelling units.
o Environmental Sustainability;
o Commitment to the development of solar energy development system, most likely to
Project Narrative
be developed of building rooftops;
o Development of central-pedestrian oriented spine through the neighborhood;
o Enhanced east-west greenway to connect the railroad crossing to the Cooper Slough;
o Use of non-potable water irrigation system;
o Enhanced pedestrian crossings;
o Sustainable landscape design;
o Enhanced Community resiliency;
Improvements to Cooper Slough to reduce runoff and lower peak flows
through upstream planting and mitigation;
Include pollinator plantings to encourage safe migration of pollinator species.
Additional, public benefits provided by this PUD Master Plan include:
Transportation
• Implementation of missing sections of the Master Street Plan, including dedication of ROW and
construction of most of the system on Bloom’s site
• Regional trail parallel to the railroad, per parks and trails master plan;
• Additional, non-required connector trails down Greenfields and across International to Barker, as
requested by Staff as a connection to Mosaic;
• Trail network privately built and maintained, but open to the public, looping around the edge of the
community;
• Enhanced pedestrian spine, intentionally designed to minimize bike traffic and to be family-friendly;
• On-street bike lanes, as required by LCUASS;
• Wider street sections, as updated by LCUASS.
Parks
• Development of main community park, which is not required by Code, but which will be open to the
general public but privately developed and maintained;
• Central gathering space in commercial area, acting as a regional hub.
Infrastructure
• Regional offsite water system improvements
Urban Design
• Develop ways to implement many of the proposals in the Land Use Code Audit, the Housing Strategic
Plan, and other governing documents, including:
o Increasing the types of housing;
o Simplifying the review process;
o Planning for and building ADUs;
o Creating a cottage home type;
o Addressing affordability and attainability, though innovative planning techniques aimed at
reducing the overall cost of construction and thus sales price;
o Increasing density to be more efficient with the little remaining vacant land within the city limits.
• Pioneering ways to permit and regulate these uses, demonstrating how future elements of the Land
Use Code update can work in a specific context;
• As a city policy document, the Housing Strategic Plan is primarily focused on actions that can be taken
by the city. However, in one way or another, this PUD Master Plan directly addresses at least 8 of the
26 prioritized strategies in the Housing Strategic Plan, as noted below:
Project Narrative
o 7. “Remove barriers to the developer of Accessory Development units” – Units are permitted in
the PUD in code that the applicant is proposing and over 20 ADUs are included in the first PDP
submittal.
o 8. “Extent the City affordability term.” – The rental affordable units are Bloom will follow LIHTC
standards and will be affordable for at least 20 years. The for-sale units are planned to be
affordable for 90 years.
o 9. “Advance phase one of the Land use Code Audit with off-cycle appropriate”. The PUD
accomplishes much of this line item for the site, including “define additional housing types,
create opportunity to increase overall supply, recalibrate incentives for affordability housing
production….simplify development processes” (emphasis added).
o 10. “Refine local affordable housing goal.” Per the PBA, Bloom must be at least 15% affordable
units, which is greater than the City’s current 10% target.
o 15. “Explore/address financing and other barriers to missing middle and innovative housing
development.” This is further described as, “…consider partnerships with developers and
partners to address barriers and build support for diverse, innovative, and efficient housing
options…” Bloom is specifically trying to accomplish this with a reduction in lot size, reduction in
setbacks, new home types, changes to parking requirements, and other items.
o 16. “Remove barriers to allowed densities through code revisions.” The PUD increases the
density throughout Bloom, but to actually achieve higher density also entails modifying
development standards (e.g., height, setbacks, parking, etc.) to be able to achieve this goal. The
PUD also addresses these elements.
o 17. “Consider affordable housing requires as a part of the community benefit options for metro
districts.” Bloom has a PBA and the applicant’s compliance with it has been shown in the PBA
compliance document. In short, the PUD is necessary to actually achieve the benefits agreed to in
the PBA.
o 18. “Increase awareness opportunities for creative collaboration across water districts and other
regional partners around the challenges with water costs and housing.” The Bloom team is
working with utility providers to accommodate smaller lots, including proposing fee
modifications so that smaller units have smaller tap fees. Additionally, the team has worked to
ensure that ADUs on the same lot as a primary residence do not have pay separate tap fees.
Bloom is working with dry utility providers as well to make sure that all utilities can be provided
as density increases.
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 affordable and attainable housing options.
Section 4.29 (B)Objectives.
1) Encourage conceptual level review of development for large areas.
Provides an overall guiding vision for the 226 acre project, depicting overall development opportunities
and an estimated phasing schedule.
2) In return for flexibility in site design, development under a PUD Overlay must provide public benefits
significantly greater than those typically achieved through the application of a standard zone district,
including one or more of the following as may be applicable to a particular PUD Master Plan:
a) Diversification in the use of land;
Project Narrative
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;
Inclusion of Accessory Dwelling Use as permitted use;
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;
• Improvements to Cooper Slough to reduce runoff and lower peak flows
through upstream planting and mitigation; and
• Landscape architecture designed to support the flight distances and
migration patterns of applicable pollinators
d) Public amenities commensurate with the scope of the development;
Public amenities have been included within the PUD Master Plan, they include:
• A large centrally located park (min. 5 acre) that will be privately developed, private
maintained, and publicly accessible
• Requirement of smaller community parks, gathering spaces, or similar.
• Central pedestrian parkway that connects the neighborhood, designed to encourage
pedestrian movement and minimize bicycle traffic.
• A minimum 50’ wide regional trail corridor.
Project Narrative
• Provisions to provide connector trails along Greenfields and across International to the
adjoining Barker property, as requested by Staff as a connection to the Mosaic
Community.
• Trail network privately built and privately, maintained, but open to the public, looping
around the edge of the community
• Complete infrastructure and road network to serve vehicles, bicycles and pedestrians.
• Central gathering space in commercial area, acting as regional hub for this neighborhood
as well as the greater community.
• On-street bike lanes where appropriate, as required by LCUASS.
• Wider right-of-way sections, as per updated LCUASS standards.
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.
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.
Project Narrative
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.
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.
Project Narrative
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.
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.
Housing Strategic Plan
As a city policy document, the Housing Strategic Plan is primarily focused on actions that can be
taken by the city. However, in one way or another, Bloom directly addresses at least 8 of the 26
prioritized strategies in the Housing Strategic Plan, as noted below:
• 7. “Remove barriers to the developer of Accessory Development units” – Units are permitted
in the PUD in code that the applicant is proposing 18+ accessory dwelling units (final number
TBD) in the first PDP submittal.
• 8. “Extent the City affordability term.” – The rental affordable units are Bloom will follow
LIHTC standards and will be affordable for at least 20. The for-sale units are planned to be
affordable for 90 years.
• 9. “Advance phase one of the Land use Code Audit with off-cycle appropriate”. The PUD
accomplishes much of this line item for the site, including “define additional housing types,
create opportunity to increase overall supply, recalibrate incentives for affordability housing
production….simplify development processes” (emphasis added).
• 10. “Refine local affordable housing goal.” Per the PBA, Bloom must be at least 15%
affordable units, which is greater than the City’s current 10% target.
• 15. “Explore/address financing and other barriers to missing middle and innovative housing
development.” This is further described as, “…consider partnerships with developers and
Project Narrative
partners to address barriers and build support for diverse, innovative, and efficient housing
options…” Bloom is specifically trying to accomplish this with a reduction in lot size, reduction
in setbacks, new home types, changes to parking requirements, and other items.
• 16. “Remove barriers to allowed densities through code revisions.” The PUD increases the
density throughout Bloom, but to actually achieve higher density also entails modifying
development standards (e.g., height, setbacks, parking, etc.) to be able to achieve this goal.
The PUD also addresses these elements.
• 17. “Consider affordable housing requires as a part of the community benefit options for
metro districts.” Bloom has a PBA and the applicant’s compliance with it has been shown in
the PBA compliance document. In short, the PUD is necessary to actually achieve the benefits
agreed to in the PBA.
• 18. “Increase awareness opportunities for creative collaboration across water districts and
other regional partners around the challenges with water costs and housing.” The Bloom
team is working with utility providers to accommodate smaller lots, including working to
discuss fee modifications so that smaller units have smaller tap fees. Additionally, the team
has worked to ensure that ADUs on the same lot as a primary residence do not have pay
separate tap fees. Bloom is working with dry utility providers as well to make sure that all
utilities can be provided as density increases.
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.
Project Narrative
The Mulberry & Greenfields – PUD Master Plan provides for an interconnected series of streets that
continue and improve the area transportation network.
5) Protect land uses and neighborhoods adjacent to a PUD Overlay from negative impacts.
The Mulberry & 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.
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 Narrative
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
complete 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.
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.