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HomeMy WebLinkAboutBLOOM FILING FOUR - PDP230003 - SUBMITTAL DOCUMENTS - ROUND 2 - PROJECT NARRATIVE Filing Four – Project Narrative Fort Collins, CO | June 7, 2023 Filing Four – Project Narrative • Project Title: Bloom – Filing Four • Past Meeting Dates: o Concept Review Meeting: September 15, 2022 o Neighborhood Meeting: December 14, 2022 • General Information: Encompassing Tract FF, created as part of the Filing One Plat, and totaling approximately 15.9 acres, Filing Four is the next development phase of the Bloom master planned community. Planned are three distinct for-rent, apartment housing types and associated amenity spaces, as well as the continuation of the pedestrian parkway adjacent to Aria Way along the western boundary of the new project. The underlying zoning of Filing Four is MMN with the Mulberry & Greenfields PUD overlay. The residential uses and density proposed are permitted and all applicable standards of the Mulberry & Greenfields PUD Master Plan are met with this application. • Owners: Mulberry SF, LLC 4801 Goodman Rd. Timnath, CO 80547 • Transportation Improvements Filing Four will only include the development within Tract FF as created as part of the Bloom Filing One Plat. No new public right-of-way is created as part of this Filing Four application. All surrounding streets (Aria Way, Greenfields Drive, International Boulevard, and Donella Drive) are platted and will be developed as part of Filing One. Transportation improvements included within Filing Four are an internal private street/alley/parking network that will provide access to the tuck-under and surface parking for the proposed multi-family buildings and also serve as emergency vehicle access as required by the Poudre Fire Authority. This internal network will connect Greenfields and Aria continuing an east-west street connectivity design pattern. • Neighborhood Meeting Follow-Up The neighborhood meeting held on December 15, 2022, was attended by approximately 3 members of the community. After Fort Collins Staff and the Applicant presented the proposed project, two questions were asked regarding parking and public transportation. The final question was in regard to the overall master development plan for Bloom. Question: How many parking spaces will be provided? Answer: 582 parking spaces are planned for 413 units. (Note: this answer was based on the concept plan presented at the meeting – the current version includes a total of 671 parking spaces for 413 units. Question: Will there be more bus lines? Filing Four – Project Narrative Answer: Kai Kleer was to follow up after the meeting with clarity provided by the Fort Collins Transportation Master Plan. Question: What is the big picture project? Answer: A review of the approved Bloom master plan was provided. • Site Design The application accompanying this narrative details the fourth filing of a well-thought out and exciting mixed-use neighborhood that will further enhance the high quality lifestyle that Bloom is establishing and that Fort Collins has become known for. This next residential phase of the Bloom community will be comprised of 413 units of the following housing: o Three (3) 3-story, 32 units per building apartment multi-family buildings (96 total units) o Four (4) 3-story, 45 units per building apartment multi-family buildings (180 total units) o One (1) 3-story, 9 units per building apartment multi-family building (9 total units) o One (1) 3-story, 12 units per building apartment multi-family building (12 total units) o Two (2) 4-story, 58 units per building apartment multi-family buildings (116 total units) As mentioned, all units will be accessed through an internal alley/private street system that will provide access to surface parking and tuck under garages. Vehicular parking has been provided at levels consistent with the direction and vision of latest land development code update (since repealed and going through updated); this application includes an Alternative Compliance request. An alternative compliance letter requesting a reduction in the required parking is included as part of this application. Additionally, both indoor and outdoor bicycle parking is being provided at the quantities and in the manner required by the City of Fort Collins Land Use Code. As noted, the continuation of the pedestrian parkway along Aria Way, established as part of the Mulberry & Greenfields PUD, will be developed from International Blvd on the north to Donella Drive on the south as part of the development of Filing Four. Residential units along this pedestrian parkway will include patios and, in strategic instances, direct connections to further activate this space and further blur the lines between public and private spaces. Throughout Filing Four various amenities are proposed, to include: a clubhouse/leasing building with adjoining outdoor resort-style pool, various smaller amenity spaces (both internal to the project as well as adjacent, and accessible to the pedestrian parkway) and pedestrian corridors that provide varying levels of passive and active recreation. All of these amenity spaces are interconnected and ultimately allow for a seamless connection to the pedestrian parkway along Aria and the greater Bloom neighborhood. Please see attached exhibit depicting Filing Four amenity areas and connectivity. The landscape character for Filing Four will be consistent with and a continuation with the character established as part of Filings One and Two. This includes the extensive use of native and adapted plants that will thrive with less water yet still provide an extensive variety and attractive palette. A mix of formal and informal design is provided that blends the formality and structure of the more urban layout with natural areas that permeate this part of the City. The integration of rain gardens as well as pollinator habitat further diversify the overall design for the neighborhood, doing their Filing Four – Project Narrative part to be more sustainable and further blur the lines between the natural and manmade environment. Landscape areas are planned to be irrigated utilizing the non-potable system established for the overall Bloom neighborhood. Elevated architecture is provided for the different housing types, simultaneously being unique to Bloom and while also being complementary to what has already been planned for the neighborhood, this includes 3-story multi-family buildings to townhomes to four story, corridor served multi-family residences Comprised of high-quality, and diverse materials, the architecture is designed to be grounded into the landscape with street facing planes broken up through changes in the materials and breaks in horizontal and vertical planes, supporting street life and human-scaled design through architectural articulation. As part of the approval of the establishment of a Metropolitan District for this property a Public Benefits Agreement (PBA) was created that established standards and required elements be provided or considered as part of the development of Bloom. The Bloom – Filing Four PDP & Plat meets the following PBA requirements: (Section B. Public Benefits Secured) (Please see included narrative that includes further detail on addressing conformance with the Public Benefits Agreement) o PDP and Plat include high quality smart growth elements, including, but not limited to: (B.3) ▪ Increased density (B.3.a) ▪ Increased residential alley access (B.3.b) ▪ Enhanced pedestrian crossings (B.3.d) ▪ Central pedestrian-oriented greenway spine through the center of the neighborhood. (B.3.e) o Water conservation through non-potable irrigation system (B.4.b) o Sustainable landscape design (B.4.c) o Enhanced community resiliency including landscape architecture designed to support the flight distance and migration patterns of applicable pollinators. (B.4.d.iii) • Impacts on Natural Habitats Filing Four is composed of a tract created as part of Filing One. At the time that Filing Four is developed the site will be already disturbed as part of the development of Filing One. This Filing is not adjacent to any natural areas requiring any buffering. Additionally, there are no existing trees within Filing Four so no tree survey is provided as part of this application. Based on this information an ECS is not being provided as part of this application. • Transition Techniques Filing Four considers the surrounding area to ensure that the proposed housing fits in with the design intent and planned development intensity for Bloom. As provided for within the Mulberry & Greenfields PUD Master Plan that guides the development of Bloom, density and intensity is intended to gradually decrease as one moves across the entirety of Bloom moving from the south and the planned higher intensity commercial/mixed-use area adjacent to Mulberry Road to the north end of the community just south of Vine, where less intense residential uses are proposed. Filing Four does its part to facilitate this transition, with higher density, 4-story residential buildings located on the south end of the project which transition to 3-story multi-family buildings as you move north across Filing Four. The planned bulk and massing provide a consistent transition in density and intensity to the development planned in Filing Two, directly to the north and Filing Filing Four – Project Narrative Three on the west. Additional transition techniques include the continuation of the pedestrian parkway along Aria which will further tie Filing Four into the rest of the Bloom neighborhood and architecture that is complementary to that being established by the aforementioned Filings. • Development Phasing Filing Four is anticipated to develop in two phases as denoted within the PDP Plan set. All necessary infrastructure, parking, etc. will be provided as part of each phase to ensure the first phase functions properly without the second phase being in place.