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REVISED 2/6/13
SPECIAL HEARING AGENDA
PLANNING AND ZONING BOARD -- CITY OF FORT COLLINS
Interested persons are invited to attend and be heard at the time and place specified. Please
contact the Current Planning Department for further information on any of the agenda items
at 221-6750.
DATE: Thursday, February 7, 2013
TIME: 6:00 P.M.
PLACE: Council Chambers, City Hall West,
300 LaPorte Avenue, Fort Collins, CO
A. Roll Call
B. Agenda Review: If the Thursday, February 7, 2013 hearing should run past 11:00 p.m.,
the remaining items may be continued to Thursday, February 21, 2013 at 6:00 p.m., in the
Council Chambers, City Hall West.
C. Citizen Participation (30 minutes total for non-agenda and pending application
topics)
D. Consent Agenda: The Consent agenda consists of items with no known opposition or
concern and is considered for approval as a group allowing the Planning and Zoning
Board to spend its time and energy on the controversial items. Any member of the Board,
staff, or audience may request an item be “pulled” off the Consent Agenda.
1. ADDITION: Land Use Code (LUC) Amendments Related to Ecological Value of
Non-Native Trees, Tree Mitigation Radius, and Clerical Changes
This is a request for a recommendation to City Council on the proposed Amendments
to Section 3.2.1(F), 3.4.1(D)(1), – Non-native Trees and Tree Mitigation Radii so that
if such trees are found by an Ecological Characterization Study to have ecological
value, they are to be preserved or mitigated.
Applicant: City of Fort Collins
Staff: Lindsay Ex/Tim Buchanan
(Web user – please go to January 17 Planning & Zoning Board agenda packet on this
web site page for topic information.)
E. Discussion Agenda: Specific time for public input has been set aside for discussion on
the following items:
The Planning and Zoning Board is the final authority on the following items:
2. Foothills Mall Redevelopment Project Development Plan, # PDP120036
This is a request for a mixed-use redevelopment of the existing Foothills Fashion Mall.
As proposed, the project contains a commercial/retail component, a commercial
parking structure and 800 multi-family dwelling units on 76.3 acres. The site is zoned
C-G, General Commercial and is located within the Transit-Oriented Development
Overlay District (TOD).
Applicant: Alberta Development Partners, c/o Bryan McFarland, 5750 DTC
Parkway, Suite 210, Greenwood Village, CO 80111
The Planning and Zoning Board provides a recommendation to City Council on
the following items:
3. Eastside/Westside Character Study
This is a request for a recommendation to City Council on a package of Land Use
Code changes to address the impacts of large new single-family house construction
and house additions occurring in the Neighborhood Conservation Low Density (N-C-L)
and Neighborhood Conservation Medium Density (N-C-M) zoning districts, which
occur in the Eastside and Westside neighborhoods near Downtown.
Applicant: City of Fort Collins
F. Other Business
G. Adjourn
Community Development & Neighborhood Services
281 North College Avenue
P.O. Box 580
Fort Collins, CO 80522.0580
970.416.2740
970.224.6134- fax
fcgov.com
Planning, Development & Transportation Services
MEMORANDUM
DT: February 6, 2013
TO: Members of the Planning and Zoning Board
TH: Laurie Kadrich, Director of Community Development and Neighborhood Services
FM: Lindsay Ex, Environmental Planner
Tim Buchanan, City Forester
RE: Special Hearing Read Before Memo: Non‐Native Trees and the Land Use Code
The Land Use Code changes related to mitigation of non‐native trees were unanimously
adopted by Council on First Reading on February 5, 2013. However, during the discussion,
Council directed staff to amend the proposed changes to achieve the following:
Instead of only using the Ecological Characterization Study for assessing whether
Russian olive and Siberian elms should be mitigated for, use the following approach:
o On urban sites, Russian olive and Siberian elm would be mitigated using the 1‐6
tree replaced method as is used on all other species, but exempt smaller
diameter Russian olive and Siberian elm, those of apparent wild or volunteer
origin (such as those that have sprouted along fence lines and foundations) and
Russian olive and Siberian elm determined to be in poor condition.
o On natural sites (in Natural Habitat Buffer Zones), Russian olive and Siberian elm
would be mitigated as determined in the ECS.
o In addition, staff would clarify that a full range of factors, such as shade,
aesthetics, canopy, and cooling values are used in the determination of tree
mitigation requirements.
As these changes represent enough of a departure from what was originally discussed with the
Board in January, staff has requested the opportunity to review this alternate direction with the
Board to receive a second recommendation prior to Council’s Second Reading of the Ordinance
on February 19, 2013.
Question for the Planning and Zoning Board:
Does the Board recommend approval of this alternate direction for the proposed Land Use
Code changes related to the mitigation of non‐native trees?
This is the Staff Report the P&Z Board considered at their
January 17, 2013 Hearing
PROJECT: 2013 Revisions, Clarifications and Additions to the Land Use Code
– Section 3.2.1(F), 3.4.1(D)(1), – Non-native Trees and Tree
Mitigation Radii so that if such trees are found by an Ecological
Characterization Study to have ecological value, they are to be
preserved or mitigated, and
Amend Sections 3.2.1(M) and 4.17(D)(1)(a) to reference the correct
subsection of the Section 3.4.1 of the Land Use Code
APPLICANT: City of Fort Collins
PROJECT DESCRIPTION:
This is a request for a Recommendation to City Council to update the Land Use Code, with the
following objectives:
1. Explicitly require mitigation for Russian olive and Siberian elms that have been
documented to provide ecological value, e.g., through a project’s Ecological
Characterization Study.
2. Allow mitigation for Russian olive and Siberian elms to be governed by site-specific
restoration methods, e.g., a more diverse range of species and caliper/height sizes,
instead of requiring that trees be upsized,
3. Amend Section 3.4.1(D)(1) of the Land Use Code to specifically include non-native trees
in the Ecological Characterization Study requirements; this would require new
developments to evaluate the ecological value of non-native trees.
4. Amend the tree mitigation radii for mitigation trees to the following tiered approach:
a. Prioritize planting mitigation trees within ½ mile radius of the project site;
b. If suitable mitigation sites cannot be found within ½ mile, increase the radius to 1
mile;
c. If sites for a project’s mitigation trees cannot be found within 1 mile, then the City
Forester shall determine the most suitable location for tree mitigation.
5. Require mitigation for cotton bearing cottonwood and female box elder trees.
6. Apply the correct section references from Section 3.4.1 of the Land Use Code in two
locations.
RECOMMENDATION: Approval
Land Use Code Revisions – Non-native Trees and Tree Mitigation Radius
January 17, 2013 P & Z Meeting
Page 2
EXECUTIVE SUMMARY:
Non-Native Trees
In July of 2012, members of City Council requested that staff evaluate whether or not the
current regulations surrounding non-native trees, specifically Siberian elm and Russian olives,
adequately addressed the ecological value these trees can provide.
Currently, Siberian elm and Russian olives are classified as nuisance species, are exempt from
the tree mitigation requirement, and are prohibited from being planted in the City. In addition, if
located within a Natural Habitat Buffer Zone, staff has often required the removal of Russian
olive trees to prevent their proliferation in proximity to natural habitats and features.
Staff acknowledges these tree species can provide ecological value (see attached memo to
Council for more details) and based on feedback from the City’s Park and Recreation Board and
the Natural Resources Advisory Board, staff is proposing to update the Land Use Code to
acknowledge and require mitigation for the value these species provide.
Tree Mitigation Radius
In addition, staff is proposing to change the requirement that mitigation trees must be planted
within ¼ mile radius of the project site. The ¼ mile radius requirement has proved a challenge to
meet, especially with infill development. Increasing the types of trees that will be required to be
mitigated for could exacerbate this existing challenge. The ¼ mile radius was originally included
to place off site mitigation trees close to the project and not to overly favor planting trees on City
land. Most developments have preferred placing off site mitigation trees on City land due to the
ease of coordination and have been constrained in placing mitigation trees on any property
within the ¼ mile radius.
Based on discussions with Planning and Zoning Board members during the October Work
Session, a tiered approach is being proposed that requires mitigation to first take place within ½
mile of the project site, then 1 mile from the site project site. If a suitable site cannot be found
within 1 mile from the project site, then the closest, suitable site within the City’s boundaries will
be selected.
ATTACHMENTS:
1. Draft Ordinance
2. Item 929 Problem Statement – This attachment includes the problem statement and
proposed code language for the non-native trees and tree mitigation radius elements.
3. Item 923 Summary Report – This attachment includes the clerical changes needed in
the Land Use Code to correctly reference certain sections of the Land Use Code.
4. Draft Minutes from the Parks and Recreation Board meeting held on December 5th, in
which the Board unanimously supported the proposed changes.
5. Draft Minutes from the Natural Resources Advisory Board meeting held on December
17th, in which the Board supported the proposed changes by a vote of 8-0. One member
Land Use Code Revisions – Non-native Trees and Tree Mitigation Radius
January 17, 2013 P & Z Meeting
Page 3
of the Board abstained from voting, as he was concerned that the existing mitigation
radius standard should remain.
REVISED 2/6/13
PROJECT: Foothills Mall Redevelopment, Project Development Plan,
PDP #120036
APPLICANT: Alberta Development Partners
c/o Bryan McFarland
5750 DTC Parkway, Suite 210
Greenwood Village, CO 80111
OWNER: Walton Foothills Holdings VI, LLC
c/o Don Provost
5750 DTC Parkway, Suite 210
Greenwood Village, CO 80111
PROJECT DESCRIPTION:
This is a request for a mixed-use redevelopment of the existing Foothills Fashion Mall.
As proposed, the project contains a commercial/retail component, a commercial parking
structure and 800 multi-family dwelling units on 76.3 acres. The site is zoned C-G,
General Commercial and is located within the Transit-Oriented Development Overlay
District (TOD).
The project proposes to deconstruct portions of the existing Foothills Fashion Mall and
renovate the original structure, for a 388,084 square foot, one-level, enclosed shopping
mall. In addition, various free standing buildings including the Commons at Foothills
Mall buildings, the Shops at Foothills Mall buildings, The Plaza at Foothills Mall, The
Corner Bakery, Christy Sports and the Youth Activity Center building would all be
deconstructed. In their place, eight new retail buildings are proposed along South
College Avenue, ranging from 9,300 square feet to 31,715 square feet in size. Internal
to the site, five new retail buildings are proposed to be located northwest of the existing
enclosed mall. These five buildings range from 7,636 square feet to 12,000 square feet
in size. To the southwest of the existing mall, four new restaurants are proposed
ranging in size from 8,088 square feet to 14,000 square feet as well as a new, two story,
24,000 square foot Foothills Activity Center to replace the Youth Activity Center.
Additionally, a new 86,754 square foot entertainment and theater building is proposed,
located southeast of the new restaurants. The large east green area and smaller west
green plazas anchor the pedestrian network. The commercial component provides a
Foothills Mall Redevelopment, PDP # 120036
February 7, 2013 Planning and Zoning Board Hearing
Page 2
total of 3,581 parking spaces via a six level, 84,663 square foot parking structure and
surface parking spaces.
In terms of the residential component, the project proposes 800 multi-family units
distributed among five buildings that will include a mix of studio, one, two and three
bedroom units. The unit mix would be divided in the following manner: 59 studio units;
395 one-bedroom; 319 two-bedroom and 27 three-bedroom, for a total of 1,173
bedrooms. For the residential component, 1,422 parking spaces are proposed via three
separate subterranean structures (858 spaces), an above ground structure on lot 6 (472
spaces) and 92 open surface parking stalls located on lot 3. Moving along Stanford
Road from north to south, Buildings 1A and 1B are primarily three stories in height
transitioning down to two stories on the north elevations; Buildings 2 and 3 are four
story buildings and Building 4 is a five story residential building wrapping a parking
structure on the northwest corner of Stanford Road and East Monroe Drive.
RECOMMENDATION: Approval with Conditions
EXECUTIVE SUMMARY:
The site is located within the Midtown Urban Renewal Plan (adopted, 2011) area and is
identified as a targeted activity center of Community-wide importance in City Plan
(adopted, 2011). The Project Development Plan (PDP) demonstrates compliance with
the applicable Land Use Code (LUC) standards in conjunction with the requested
modification of standards and recommended conditions of approval.
Additionally, the applicant submitted a sign package with Modification of Standards
relating to the signs as part of this PDP. The Modification of Standard request includes
two of the ground signs proposed to be located along South College Avenue and for a
number of directional signs and secondary entry signs proposed to be located within the
interior of the site. All of the other signs included in the proposed sign package comply
with the applicable standards.
Staff is recommending Approval of the following Modification of Standards Requests
relating to Section 3.8.7, Signs:
Allow more than one ground sign per lot with regard to the vehicular directional
signs located on the interior of the site (Sign Type 3.1).
Allow the vehicular directional signs (Sign Type 3.1) and the two secondary entry
monument signs (Sign Types 1.3A and 1.3B) to be located on the interior of the
site on lots that don’t have street frontage.
Allow two electronic message center signs to be located approximately 1100 feet
apart along the South College Avenue frontage abutting the development.
Allow the two, forty-five square foot electronic message center signs to exceed
50% of the total area of the sign face.
Foothills Mall Redevelopment, PDP # 120036
February 7, 2013 Planning and Zoning Board Hearing
Page 3
However, Staff is recommending denial of the Modification of Standard request to
Section 3.8.7(M)(4)(c), allow two full-color electronic message center signs.
The recommended conditions of approval can be summarized as follows:
The vacation of a portion of East Foothills Parkway (partially a public street) is a
separate procedure subject to approval by City Council. A condition of approval
is recommended ensuring proper completion of the vacation of this public right-
of-way.
The applicant proposes to relocate the portion of the Larimer Canal No. 2 on the
site as a part of their project. Wetlands have been identified around the base of
the canal and the Code requires the lost ecological value of these wetlands to be
mitigated. A condition of approval is recommended to ensure the completion of a
separate agreement with the City’s Natural Areas department regarding off-site
wetland mitigation for this project.
The elevations for the 86,754 square foot entertainment/theater building are
preliminary in nature and do not provide enough specific details, such as
proposed materials, to evaluate it under the Large Retail Establishment
standards of Section 3.5.4. As such, Staff recommends a condition of approval
requiring more detailed elevations be provided at time of Final Plan that illustrate
compliance with all relevant provisions of Section 3.5.4.
In order for the PDP to meet Larimer County Urban Area Street Standards
(LCUASS), a west bound right turn lane on Horsetooth Road at Stanford Road is
required and recommended as a condition of approval.
As a result of the denial recommendation for the Modification of Standard request
to allow the two proposed electronic message center signs (digital signs) to
display messages in full color rather than one color (Section 3.8.7(M)(4)(c)), a
condition of approval of the PDP requiring compliance with Section 3.8.7(M)(4)(c)
is recommended.
COMMENTS:
1. Background:
The surrounding zoning and land uses are as follows:
N: M-M-N, R-L Single family and Two-family residential
S: C-G; Various commercial uses, the Marriott
E: M-M-N; R-L Multi-family residential, Windmill Condominiums, Oakbrook
Foothills Mall Redevelopment, PDP # 120036
February 7, 2013 Planning and Zoning Board Hearing
Page 4
Apartments, Aspen Leaf
W: C-G; Various commercial uses.
The majority of the PDP was included as part of the larger 155 acre Spencer First
Annexation and annexed in July of 1969. The southern part of the PDP was part of the
Strachan Second Annexation in August of 1971. The property was platted in 1972 as
Southmoor Village, Fifth Filing. The Foothills mall opened in 1973. An expansion to the
existing Foothills Mall was approved in 1988 for anchor stores J.C. Penney, Mervyn’s
and Sears. In 1995, the existing plan was amended to provide for an expansion of
Foley’s (now Macy’s).
In 2007, the City obtained the services of a private consultant to develop an Existing
Conditions Survey for the Foothills Mall area. The Existing Conditions Survey was
updated by the Urban Renewal Authority staff in 2011 with the Midtown Commercial
Corridor Existing Conditions Survey. In September 2011, a Midtown Urban Renewal
Plan was adopted by City Council, which included the Foothills Mall area.
In January 2013, a minor amendment to the existing Foothills Mall P.U.D. for the
deconstruction of the 1980’s addition (previously J.C. Penney’s) was approved.
2. Compliance with the Applicable Article Four, General Commercial District
Standards:
A. Section 4.21(A) – Purpose
The Land Use Code states that the purpose of the General Commercial District (C-
G) is:
“intended to be a setting for development, redevelopment and infill of a wide range of
community and regional retail uses, offices and personal and business services.
Secondarily, it can accommodate a wide range of other uses including creative forms of
housing. While some General Commercial District areas may continue to meet the need
for auto-related and other auto-oriented uses, it is the City’s intent that the General
Commercial District emphasize safe and convenient personal mobility in many forms,
with planning and design that accommodates pedestrians.”
The Foothills Mall Redevelopment PDP meets the intent of this zone district in its’
mix of uses and by providing an upgraded site design that better accommodates
pedestrians than the existing Foothills Fashion Mall site.
B. Section 4.21(B)(2) – Permitted Uses
Foothills Mall Redevelopment, PDP # 120036
February 7, 2013 Planning and Zoning Board Hearing
Page 5
The proposed uses of the site are all permitted in this zone district as either a Type 1
(administrative) or a Type 2 (Planning and Zoning Board) public hearing. In this
case, pursuant to Section 1.7.2 of the Land Use Code, the more stringent hearing
type governs, as a Type 2.
C. Section 4.21(E)(2) – Site Design
This section requires the site to be designed in such a way as to provide for
pedestrian-oriented outdoor spaces creating lively, inviting areas. The PDP meets
this standard in providing the east and west lawn areas. The west lawn features a
large fountain as a focal point; the east lawn provides a central outdoor gathering
space with seating.
3. Compliance with the Applicable Transit-Oriented Development Overlay
Zone District Standards:
The Foothills Mall Redevelopment PDP is located within the Transit-Oriented
Development (TOD) Overlay Zone, south of Prospect Road. As such, the following
standards apply:
A. Section 3.10.3- Site Planning
The applicable provisions of this Section require buildings to provide frontages along
public streets as well as outdoor spaces, to the extent reasonably feasible. The retail
buildings on lots 12-15 provide frontage along South College Avenue. Multi-family
buildings 1B, 2, 3 and 4 all provide building frontage with entrances along Stanford
Road. The project features an east and west lawn area, providing an outdoor central
feature and gathering space for the commercial component. The multi-family
buildings each provide internal courtyards for residents. The project satisfies the
standards of this Code Section.
B. Section 3.10.4 – Streetscape and Pedestrian Connections
The project will provide street trees along South College Avenue, Stanford Road and
the public portion of Monroe Drive. There is on street parking on Monroe Drive.
Enhanced crosswalks will be provided at South College Avenue and Swallow Road
as well as Stanford Road and Swallow Road. A 12 foot, multi-use walkway is
proposed along College Avenue. The PDP meets the applicable provisions of this
Section.
C. Section 3.10.4(D) - Parking Structure Design
The 84,663 square foot commercial parking structure contains six levels, internally
located within the site on lot 8, with access gained at two points from internal drive
isles along the northeast and southwest of the structure. The residential component
also provides separate parking structures on lots 3 -6. The parking structures on lots
Foothills Mall Redevelopment, PDP # 120036
February 7, 2013 Planning and Zoning Board Hearing
Page 6
3, 4 and 5 are subterranean, located under the buildings. These parking structures
gain access off of an internal private drive. An above ground structure is also
provided on lot 6, serving residential building 4. This parking structure is “wrapped”
by multi-family residential around the entire structure. This parking structure also
gains access internally from a drive isle.
This standard is intended to address access to a parking structure from public right-
of-way. However, the proposed parking structures all gain access internally from
private drive isles, so compliance is not required. Nevertheless, Staff is requesting
the Applicant voluntarily comply with the design of auto entrances (3.10.4.(D)(3)) at
time of Final Plan submittal.
D. Section 3.10.5 – Character and Image
Both the commercial and residential buildings of the PDP feature architectural
articulation with recesses and projections that further subdivide long buildings into
aesthetically compatible proportions. The multi-faceted roofs of both the commercial
and residential buildings break up the massing into more human-scaled and visually
interesting volumes. All commercial buildings are over 20 feet in height, meeting the
requirements for height.
For the commercial component, materials include a combination of stone, brick,
stucco and wood paneling, highlighting the base and articulation of the structures.
The colors proposed are low-reflective, earth-toned hues. The multiple store fronts
along South College Avenue are unified with a repeating pattern of fenestration. All
new commercial spaces have large display-type windows, with stone veneer façade
accents, all within the parameters of the standard.
The multi-family residential buildings feature a similar material program, employing
stone veneer and brick at the base of the residential buildings. This treatment assists
in establishing human scale. The color palette for the multi-family draws upon similar
earth-tone hues as the commercial component, unifying the PDP and meeting the
relevant provisions of the standard.
4. Compliance with the Applicable Article Three, Supplementary Regulations:
A. Section 3.8.30 – Multi-family Dwelling Development Standards
It is important to note that multi-family developments located in the TOD Overlay
Zone are specifically exempt from the mix of housing types requirement, access to
park, central feature or gathering place requirements and the building requirements.
The multi-family buildings are not exempt from meeting the block or design
standards.
B. Section 3.8.30(D) – Block Requirements
Foothills Mall Redevelopment, PDP # 120036
February 7, 2013 Planning and Zoning Board Hearing
Page 7
The block requirements mandate multi-family developments to feature a series of
blocks, made up of public streets, private streets or street-like private drives, no
more than 7 acres in size. The standards in this code section can be satisfied by
creating a “street-like private drive.” Street-like private drives are required to be
designed to include travel lanes, tree-lined borders, detached sidewalks and
crosswalks, similar to a public street. In addition, 40% of each block side or 50%
of the total of all block sides must consist of building frontage plazas or other
functional open space. There are 4 potential “blocks” within the development
plan, each defined by the following features:
Block 3: This block is 4.37 acres in size. It is bounded by Stanford Road to
the east and an unnamed street-like private drive to the south. This block
contains residential buildings 1A and 1B. The frontage along Standford Road
and long the street-like private drive is greater than the minimum 40%
required.
Block 4: This block is 3.044 acres in size and contains residential building 2
on Lot 4. 7. Stanford Road is to the east and drive isles make up the other
three sides. More than 50% of the total of block sides has building frontage,
meeting the standard.
Block 5: This block is on the west side of Stanford Road and is 2.790 acres in
size. Block 5 contains building 3 and is similar to block 4. Block 5 has more
than 50% total of all the block sides consisting of building frontage.
Block 6: This block is 3.842 acres in size and contains residential building 4.
It is bounded by public streets; Stanford Road and East Monroe Drive to the
east and south (respectively) as well as by two private drives to the north and
west. Block 6 has more than 50% total of all the block sides consisting of
building frontage, meeting the standard.
No block is over 7 acres in size. Given the utilization of a street-like private drive
design standards, the PDP complies with the block size and structure standards.
C. Section 3.8.30(F) – Design Standards for Multi-Family Dwellings
This Section of the LUC addresses architecture and site design as it relates to multi-
family developments. Moreover, this Section is intended to promote variety in multi-
family buildings and enhance visual interest, reinforcing architectural elements
Buildings 1A and 1B on Lot 3 are abutting existing single-family residences and
provide a 25 foot setback, meeting the standard. Two different building designs with
variations in color are required and provided. Buildings 1B, 2, 3 and 4 all have
entrances visible from Stanford Road.
Foothills Mall Redevelopment, PDP # 120036
February 7, 2013 Planning and Zoning Board Hearing
Page 8
The rooflines of all buildings are flat; however all roofs have cornice treatments and
are vertically articulated with parapets, providing sufficient detailing to meet the
standard.
Each multi-family building is subdivided by vertical modulations and articulated with
recesses and projections, effectively mitigating their length and mass. The multi-
family buildings also feature architectural embellishments such as canopies and
balconies, providing an interesting façade.
The multi-family buildings feature variations of stone and brick at the base, assisting
in establishing human scale. The color palette of the buildings on lots 3-6 are a
range of muted earth-tone shades, providing individuality among and variation
between buildings.
D. Section 3.8.7 – Signs
The Applicant submitted a sign package with a Modification of Standard request as
part of this PDP. Typically, a project’s signs are submitted separately from the PDP
to the Zoning Administrator and then referred to the Zoning Board of Appeals if
variances are needed. However, the Applicant requested the consideration of the
sign package in conjunction with this PDP. Additionally, the Applicant submitted
associated Modification of Standards requests relating to the sign package.
Staff’s sign package modification request analysis is provided in an addendum to
this staff report (attached).
5. Compliance with Applicable Article Three, General Development Standards:
A. Section 3.2.1 – Landscaping and Tree Protection
The PDP provides “full tree stocking” in accordance with this Section. The
stormwater detention pond in the southeast corner of the site is landscaped with
trees. Foundation shrubs are included for each building.
It is important to note that Foothills Mall Redevelopment project site contains a
portion of the Larimer Canal No. 2 on the western boundary of the project. With this
site plan, the applicant proposes to relocate the Larimer Canal No. 2 in a box culvert
along the South College Avenue frontage. While canopy trees are provided along
South College Avenue, there are concerns regarding the separation distances
between the existing water utilities and the proposed trees. That being said, the
landscaping plan illustrates general compliance with applicable standards.
The Applicant is also exploring the option of a pedestrian underpass under South
College Avenue. As details of an underpass and its feasibility have yet to be
finalized, the Applicant has made a commitment to consider an alternative site plan
at time of Final Plan, incorporating an underpass under South College Avenue. If the
Foothills Mall Redevelopment, PDP # 120036
February 7, 2013 Planning and Zoning Board Hearing
Page 9
ditch were to be relocated, Staff feels there would be few barriers at time of Final
Plan for the applicant to meet the applicable provisions of this section.
B. Section 3.2.1(D)(3) – Minimum Species Diversity
This standard requires that no one species of tree (deciduous or evergreen) will
exceed the allowable 15% of the total number of trees on the landscape plan. While
the proposed landscape plan does not provide a specific plant schedule detailing
plant quantities and species, Staff believes the standard is met. At time of final
landscape plan submittal, the Applicant intends to provide specific documentation
regarding all plant species quantities in accordance with this Code section.
C. Section 3.2.1(E)(3) – Water Conservation Standards
Water conservation techniques and materials are incorporated into the Foothills Mall
Redevelopment PDP landscape plan by the use of drought tolerant trees and
moderate water use plant materials where practical. An automatic, underground
irrigation system will be designed to address specific needs of different plan species,
soil conditions, as well as the slope and aspect of the different hydrozones. An
irrigation plan will be provided by the Applicant concurrently with their building permit
application. The water budget chart provided by the Applicant calls out that the
average water usage for the site is 6.35 gallons per square foot. The project meets
the water conservation standards.
D. Section 3.2.1(E) – Buffering Between Incompatible Uses
This standard requires that specific buffering measures be taken where the uses or
design of the buildings do not adequately mitigate conflicts reasonably anticipated to
exist between dissimilar uses or buildings. The most pertinent application of this
standard is along the shared property line to the north with the abutting single and
two-family residential. In this instance, three story multi-family residential transitions
from three stories down to two stories. The closest portion(s) of buildings 1A and 1B
on lot 3 are two stories and setback 28 feet from the shared property line. The height
of these two residential buildings at the point which they are closest to the property
line is approximately 38 feet at the ridgeline. Buffering and screening is provided by
a 6 foot cedar fence and transplanted mature evergreen trees, meeting the standard.
E. Section 3.2.1(E)(4) – Parking Lot Perimeter Landscaping
The parking consists of surface spaces, and is mostly located internal to site and
screened from public right-of-way by the retail buildings on lots 12 -15 along South
College Avenue. The parking is also screened from view along Stanford Road by
multi-family buildings 2, 3 and 4. Along the north side of Monroe Drive, the
commercial parking lot is primarily screened by 5 foot wide evergreen shrubs. With
regard to the 90 multi-family surface parking spaces on lot 3, the surface parking lot
is screened from the abutting single and two-family residential to the north by a 6
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foot cedar fence and evergreen trees. The perimeter of all parking lot area is
adequately landscaped and meets the standard.
F. Section 3.2.1(E)(5) – Parking Lot Interior Landscaping
Parking lot areas dedicated on the site plan are required to devote at least 10
percent of the area of the parking lot to landscaped areas. There are no rows of
parking that exceed 15 spaces. As illustrated on the landscape plan, the proposed
parking lot areas provide adequate landscape islands featuring canopy trees.
G. Section 3.2.1(F) – Tree Protection and Replacement
As expected with an infill redevelopment site, there are a high number of existing trees.
The Applicant used a private consulting arborist to conduct an inventory of the 822
existing trees on the site and determined a mitigation schedule. A tree survey and
mitigation report has been submitted and reviewed by the City Forester. Of the existing
trees on site, 136 are currently shown to remain in place and 686 are to be removed. A
transplanting plan is under evaluation by the City Forester that could reduce the number
of trees to be removed. The mitigation schedule has been reviewed and approved by
the City Forester for 825 mitigation trees. The project is proposing to provide 1,172 new
trees (this number includes the 825 upsized mitigation trees), and to retain 136 existing
trees for a total of 1,308 trees on the project.
H. Section 3.2.2 – Access, Circulation and Parking
The site is served by three public streets and one proposed private drive (Foothills
Parkway). Currently, there are existing gaps in sidewalk along South College Avenue.
The project proposes a detached shared pedestrian and bicycle walkway that is 12 feet
wide along South College Avenue. This exceeds the required width for shared bicycle
and pedestrian walkways by four feet. Internally, the site features a tree lined Foothills
Parkway, with 5 foot walkways providing internal pedestrian circulation. With this
project, Monroe Drive will be restriped from four lanes down to two in order to
accommodate on-street bicycle lanes.
The PDP complies with the provisions of this Section by providing direct, safe, and
continuous walkways and bicycle connections to major pedestrian and bicycle
destinations in the surrounding area.
I. Section 3.2.2(L) – Parking Stall Dimensions
For portions of the commercial surface parking lot, the Applicant has requested a
modification to the standard parking stall length of 19 feet to 18 feet for their 90 degree
parking stalls. The proposed design includes a 56 foot bay dimension that maintains the
20 foot drive aisle and provides a stall length of 18 feet. Staff finds this modification
request not to be necessary due to the vehicular overhang provision located in Section
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February 7, 2013 Planning and Zoning Board Hearing
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3.2.2(L)(4), allowing the stall length to be reduced to 18 feet, thus satisfying the
standard.
J. Section 3.2.2(C)(4) – Bicycle Facilities
This standard requires shopping centers to provide 1 bicycle parking space per 4,000
square feet of building with 20 percent of these spaces enclosed and 80 percent as
fixed racks. As proposed, the project provides 281 bicycle parking spaces total for the
commercial component. Of these 281 spaces, 56 of these spaces will be enclosed in
the parking garage and 225 spaces provided via fixed bicycle racks distributed
throughout the site, meeting the requirement.
Multi-family residential is required to provide 1 bike parking space per bedroom with a
minimum of 60% of these spaces enclosed. The PDP proposes 1,173 bedrooms and
the project will provide 1,176 enclosed residential bike parking spaces, located within
the internal parking structures and exterior bicycle lockers. The project meets the
standard.
K. Section 3.2.2(C)(5)- Walkways
This standard requires the PDP to provide continuous walkways that directly connect
street sidewalks to building entrances. The PDP provides these required walkways, all
of which are a minimum of 6 feet wide, linking the public sidewalks with building entries
through the parking fields, meeting the standard.
L. Section 3.2.2(E) – Parking Lot Layout
This Section of the LUC requires parking lots to provide logical, convenient and well-
defined vehicular, pedestrian and bicycle routes as well as to mitigate large surface
parking fields by segmenting them into smaller components via landscape islands. The
PDP provides landscape islands with raised curbs, defining parking drive aisle
entrances and ends and mitigating the redevelopment sites’ existing constraints.
Further, this definition facilitates multi-modal circulation routes. The surface parking lots
are segmented into smaller fields of less than 200 spaces, meeting the standard.
M. Section 3.2.2(K)(1) - Required Number of Off-street Parking Spaces
The site is located within the Transit-Oriented Development Overlay District in which
there are no minimum residential parking requirements; however there are parking
maximums for nonresidential uses. For shopping centers, the LUC allows 5 parking
spaces per 1,000 square feet of commercial space. The project proposes 734,790
square feet of non-residential square footage and therefore is allowed 3,674 parking
spaces maximum. The project provides 3,581 parking spaces (parking structure and
surface combined), meeting the standard. If the project were not located in the TOD, the
residential component would be required to provide a minimum of 1,294 parking
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spaces. As previously stated, the multi-family units are not required to provide any
parking, however they provide 1,422 parking spaces via four subterranean structures
(858 spaces), an above ground structure on lot 6 (472 spaces), and 92 open surface
parking stalls located on lot 3. The combined commercial and residential parking spaces
totals to 5,003.
N. Section 3.2.2(K)(5) – Handicap Parking
The code requires 46 handicap parking spaces for this project, which includes one van-
accessible parking space. The proposal complies with Section 3.2.2(K)(5) by providing
76 handicapped parking spaces, 25 located within the commercial parking structure on
lot 8 and 51surface spaces. The project has approximately 15 van accessible surface
parking spaces distributed around the site.
O. Section 3.2.3(D) - Shading
This section sets a maximum shading standard, similar to the standard provided in
Section 3.5.1(G). The applicant has provided a shadow analysis. Multi-family buildings
1A and 1B located on Lot 3 will cast shadow on to adjacent property. The shadow
analysis illustrates that the shadows cast by Buildings 1A and 1B would not have a
substantial adverse impact on the distribution of light on adjacent property more than
three months over and above that of a hypothetical 25 foot wall.
P. Section 3.2.4 – Site Lighting
The Land Use Code states that the purpose of the Site Lighting Section is:
“to focus on the actual physical effects of lighting, as well as the effect that lighting may
have on the surrounding neighborhood. Exterior lighting shall be evaluated in the
development review process to ensure that the functional and security needs of the
project are met in a way that does not adversely affect the adjacent properties or
neighborhood.”
The Applicant is proposing an Alternative Compliance (LUC 3.2.4(E)) method of lighting
the site, as the lighting plan employs some fixtures that are not fully shielded and down
directional pursuant to the requirements of this Section. The proposed alternative
compliance request is to be “considered based on the extent to which the proposed
design protects natural areas from light intrusion, enhances neighborhood continuity
and connectivity, fosters nonvehicular access, and demonstrates innovative design and
use of fixtures or other elements.”
Taken as a whole, the commercial component has soft, decorative lighting that will not
negatively impact surrounding neighborhoods. The up-casting fixtures shine on
commercial buildings, producing ambient light that does not seem to diffuse onto
adjacent properties due to the buffering of the proposed multi-family residential. The
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multi-family residential does not employ any up lighting. Please see the applicant’s
alternative compliance request letter (attached).
Staff finds that the proposal for alternative compliance accomplishes the purposes of
Section 3.2.4 equally well as lighting plan which complies with the standards of the
section. It complies with previously mentioned review criteria, in that the lighting plan
protects natural areas from light intrusion because there are no natural areas near the
site, enhances neighborhood continuity and connectivity, and fosters non-vehicular
access by providing softly lit sidewalks and plaza space for pedestrians, and
demonstrates innovative design by the quantity and design of fixtures as well as the
means in which it softly reflected off of commercial building walls.
Maximum on-site lighting levels will not exceed 10 foot-candles and there will not be
any off-site spillage or glare into the surrounding neighborhoods.
Q. Section 3.4.1– Natural Habitats and Features
The Foothills Mall project site contains a portion of the Larimer Canal No. 2 on the
western boundary of the project. While the irrigation canal does not serve as a wildlife
corridor, 0.15 acres of wetlands have formed at the base of the canal, as confirmed by
the Ecological Characterization Study. As the applicant proposes to relocate the
Larimer Canal No. 2 as a part of their project, and per the standards set forth in Section
3.4.1 of the Land Use Code, this wetland will be mitigated in a manner that replaces the
ecological value lost from its disturbance.
Based on site visits, staff discussions with Natural Areas staff, and the project’s
Ecological Characterization Study, the existing wetland is of a low quality, as it is
isolated from other wetlands and its position within the City’s urban landscape. To meet
the requirements of Section 3.4.1, 0.15 acres of wetlands will be mitigated through the
creation of an additional 0.15 acres of wetlands. The Applicants are working with the
City’s Natural Areas Department to mitigate the wetland within the Poudre River
Corridor, where the 0.15 acres of wetlands replaced would exceed the value of the
existing wetland. As this agreement has yet to be finalized, staff recommends that the
commitment to mitigate these wetlands be made a condition of approval.
R. Section 3.5.1 – Building and Project Compatibility
The compatibility standards of this section require that the physical and operational
characteristics of the proposed buildings and uses are compatible when considered
within the larger context of the surrounding area.
The Land Use Code provides the following definition of the term “compatibility”:
“Compatibility shall mean the characteristics of different uses or activities or design
which allow them to be located near or adjacent to each other in harmony. Some
elements affecting compatibility include height, scale, mass and bulk of structures.
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Other characteristics include pedestrian or vehicular traffic, circulation, access and
parking impacts. Other important characteristics that affect compatibility are
landscaping, lighting, noise, odor and architecture. Compatibility does not mean "the
same as." Rather, compatibility refers to the sensitivity of development proposals in
maintaining the character of existing development.”
The definition of compatibility is unique as no single element of the compatibility
definition is essentially equivalent to a compatibility test; rather it is a contextually driven
notion and is derived somewhat independently based on circumstances on a case-by-
case basis.
1. Section 3.5.1 (B) - Architectural Character
This standard requires new development to establish an enhanced standard of
quality for future projects in the area when there is no definitive area character.
Since there is no definitive architectural character of the area, the PDP sets an
enhanced standard by providing architectural articulation, features and detailing
with a mix of exterior materials such as stone, brick and stucco. The flat roofs are
mitigated with cornice treatments and parapets providing vertical articulation.
2. Section 3.5.1(C) - Building Size, Height, Bulk, Mass, Scale
This standard requires the mass of buildings to be articulated and subdivided in a
way that promotes compatibility with the surrounding area. The PDP complies
with this standard in that the commercial buildings have projecting elements that
mitigate the mass and help define pedestrian scale.
Additionally, the proposed multi-family buildings are larger than the existing
residential buildings in the surrounding area. As mitigation, the buildings are
sub-divided into modules defined by their projecting and recessed components.
The flat roofs with cornice treatments help lower the overall height. The mix of
materials proposed assist in providing vertical relief and pedestrian scale.
3. Section 3.5.1(D) - Privacy Considerations
This standard requires that the PDP minimize infringement on the privacy of
adjoining uses. At the same time, the standard requires that there be
opportunities for interactions among neighbors without sacrificing privacy or
security. This standard primarily applies to the multi-family residential
component. The south elevations of Buildings 1A and 1B are three stories,
transitioning down to two stories with the north elevation. Per the landscape
plan, there will be evergreen trees planted between Buildings 1A and 1B and the
north property line. The properties to the north are separated from the majority of
Buildings 1A and 1B by a 25 foot buffer yard and a parking lot that is 49 feet
wide. The combination of the height transition down to two stories, landscaping
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and distance provide sufficient considerations, ensuring the privacy of the
existing residents to the north.
4. Section 3.5.1(E), (F) - Building Materials and Color
These standards require that building materials shall either be similar to the
materials already being used in the neighborhood or, if dissimilar materials are
being proposed, other characteristics such as scale, and proportions, form,
architectural detailing, color, texture shall be utilized to ensure compatibility. In
terms of building color, the standard requires color shades that not only blend
into the neighborhood context but also unify the development.
As mentioned, there is no defined architectural character in the immediate vicinity
or in the General Commercial zone district. The proposed commercial buildings
use a combination of stone, masonry and stucco as the primary exterior
materials. Proposed building colors are natural, muted earth tones. These
materials are similar to building materials used in the surrounding commercial
area and provide an enhanced level of quality for future commercial buildings.
The multi-family residential buildings employ materials such as masonry, lap
wood siding and stucco in muted earth tone colors. These materials and color
combinations can be found in the surrounding area. The arrangement of these
materials and color, in combination with other features such as canopied entries,
balconies, cornices and fenestration meet the Land Use Code requirements.
5. Section 3.5.1(G) - Building Height Review
This Section applies to proposed buildings that exceed 40 feet in height and
evaluates the potential impacts on desirable views, the distribution of light on
adjacent property, privacy and neighborhood scale. In terms of views, the new
multi-family residential buildings do not substantially impact views to the west
due to the mature trees, existing mall, surrounding commercial buildings in
tandem with the existing grade, already block views of the mountains from
Stanford Road.
The Applicant provided a shadow analysis. Section 3.5.1(G(1)(a)(2) states that
adverse impacts include, but are not limited to, the casting of shadows on
adjacent property sufficient to preclude the functional use of solar energy
technology, creating glare such as reflecting sunlight or artificial lighting at night,
contributing to the accumulation of snow and ice during the winter on adjacent
property, and the shading of windows or gardens for more than three months of
the year. As proposed, buildings 1A and 1B on lot 3 transition from three stories
down to two stories as they approach the abutting single and two-family
residential, which mitigate the impact of shadowing on the abutting properties.
Residential buildings 2, 3 and 4 are separated from the adjacent Windmill
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Condominiums and Oakbrook Apartments by 61 feet of right-of-way (Stanford
Road). Staff concludes that shadows cast by these buildings would not have a
substantial adverse impact on the distribution of natural and artificial light on
adjacent private property for more than three months over and above that which
is the present condition.
In terms of privacy, as previously mentioned, buildings 1A and 1B on lot 3 share
a property line with single and two-family residential to the north. The south
elevations of Buildings 1A and 1B are three stories, transitioning down to two
stories with the north elevation. Per the landscape plan, there will be mature
evergreen trees transplanted between Buildings 1A and 1B and the north
property line. The properties to the north are separated from the majority of
Buildings 1A and 1B by a 25 foot buffer yard and a parking lot that is 49 feet
wide. The combination of the height transitioning down to two stories, mature
landscaping and buffer distance provide sufficient privacy considerations as it
relates to the existing residential to the north.
a. Section 3.5.1(G)(1)(a)(4) - Building Height Review, Neighborhood
Scale
This subsection requires buildings greater than 40 feet in height to be
compatible with the scale of the neighborhoods in which they are situated
in terms of relative height, height to mass, length to mass and building or
scale to human scale. The table below outlines the height, length and
width of the proposed multi-family buildings along Stanford Road. It should
be noted that the LUC regulates the measurement of building height in
Section 3.8.17, requiring the height to be from finished ground level to the
highest point of the roof surface. That being said, the heights below are
the highest point, and the buildings feature vertical articulation to break up
the roof plain, so “average” height, as experienced by pedestrians or
adjacent properties, may be perceived lower.
Building /Lot
Number Max Height Length Width
Bldg. 1A, lot 3 48 feet 382 feet 64 feet (avg.)
Bldg.1B, lot 3 43 feet 349 feet 64 feet (avg.)
Bldg. 2, lot 4 54 feet
484 feet
(east elevation)
154 feet
Bldg. 3, lot 5 54 feet 554 feet 193 feet
(south elevation)
Bldg. 4, lot 6 64 feet 444 feet 300 feet (avg.)
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The adjacent Windmill Apartment buildings are three stories, or approximately 34 feet
tall, with seven buildings ranging from 150 to 225 feet in length. Oakbrook Apartments,
another apartment complex to the east is also three stories, about 38 feet tall and
features two buildings, both 435 feet in length. To the west, the existing Macy’s building
is approximately 27 feet tall and about 400 feet in length and width. While the proposed
multi-family buildings are larger than most buildings in the area, the scale can be
considered compatible given the relative height and mass of other existing buildings
such as the mall and surrounding multi-family residential. The scale is further mitigated
by the articulation of the multi-family buildings and the use of stone or masonry at the
base of the buildings assisting with providing human scale.
S. Section 3.5.1(H) – Land Use Transition
This standard requires that project compatibility be achieved by consideration of scale,
form, materials, color, buffer yard and operational standards. In this instance, multi-
family buildings 1A and 1B transition down from three stories (48 feet in height) to two
stories (38 feet in height) as they approach the abutting single and two-family
residences. In terms of buffering, in this area, the north property line will include a six
foot cedar fence as well as transplanted (mature) evergreen trees. In addition, as
previously mentioned, there is a 25 foot setback from the multi-family building and north
property line. However, the majority of the building mass is separated by an internal
parking area. With regard to operational characteristics of the multi-family buildings,
trash dumpsters are fully enclosed within the multi-family buildings and no lighting
spillover in excess of the lighting standard will occur.
Overall, staff has considered the cumulative effects of the issues related to compatibility
and pertinent issues have been addressed. In addition, it is important to note there is no
one single standard in the Land Use Code that would be equivalent to a compatibility
test. In fact, the definition of Compatibility specifically states that it “…does not mean the
same as.” Rather, the Code breaks the issues down to number of specific standards
that are intended to address potential impact mitigation. The PDP has been evaluated
by these standards is found to be in compliance.
T. Section 3.5.1(I) – Outdoor Storage Areas/Mechanical Equipment
The Applicant has provided notes 4, 5 and 7 on the site plan stating that all rooftop
mechanical, loading docks, electrical transformers, conduit, meters and vents are
screened in accordance with this LUC Section.
U. Section 3.5.2(C)– Relationship of Dwellings to Streets and Parking
This standard requires that every front façade with a primary entrance shall face the
public street and be within 200 feet of a connecting walkway, or within 350 feet of a
major walkway spine, to the extent reasonably feasible. A connecting walkway, as
defined in Article 5, means “any street sidewalk, or any walkway that directly connects a
main entrance of a building to the street sidewalk without requiring pedestrians to walk
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across parking lots or driveways, around buildings or around parking lot outlines which
are not aligned to a logical route.” Buildings 1B, 2 and 3 all front on Stanford Road and
have entrances along the street frontage connecting to public sidewalk. In the case of
Building 1A, the building is oriented to a street-like private drive that provides a
connecting walkway. Building 4 has frontage on both Stanford Road and Monroe Drive,
with the entrance and connecting walkway on Monroe Drive.
V. Section 3.5.3– Mixed Use, Institutional and Commercial Buildings.
The standards of this Section require commercial buildings to have a defined
relationship with public streets by providing frontage and connecting walkways to
building entrances. The buildings located on lots 12-15, provide building frontage along
College Avenue with connecting walkways and sidewalks. The articulation of the
buildings break up the volumes and are integrally related to entries, building structure
and the organization of interior space.
W Section 3.5.3(D)- Character and Image
The proposed project contributes to the uniqueness of the General Commercial zone
district and sets a higher bar for future mixed-use projects in the area. The design’s
emphasis on pedestrian spaces and more urban streetscapes are tailored to this site
both in terms of its immediate context and its wider context within the zone district,
especially in relation to the Max Bus Rapid Transit station. The walls of the new
commercial buildings have defined bays, multiple changes in plane, materials and
texture. All buildings have been designed with appropriate base and top treatments
including brick and stone veneer bases and roof forms with cornice treatments and
vertical parapets.
X. Section 3.5.4 - Large Retail Establishments
This section of the LUC addresses the design of retail buildings greater than 25,000
square feet in size, with the intent of providing an enhanced level of quality and
ensuring that a ubiquitous prototype is avoided. Generally speaking, the mall itself could
be considered one large retail establishment that meets the intent of the standards;
having multiple entrances, connecting walkways, enhanced materials and a unique
design aesthetic.
More specifically in this instance, this Section applies to two buildings; the proposed
86,754 square foot entertainment/theater building on lot 7 and 31,715 square foot retail
building located on lot 15. Since the elevations of the entertainment/theater building are
still in flux, Staff recommends a condition of approval requiring the Applicant to illustrate
full compliance with the provisions of this section at time of Final Plan.
1. 3.5.4(C)(1)(a) – Facades and Exterior Walls
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This standard requires facades greater than 100 feet in length to have
articulation greater than 3 percent of the façade length for at least 20 percent of
the length of the façade. For the 31,715 square foot building on lot 15, the façade
is 300 feet in length and is required to have a minimum articulation depth of 9
feet. The building has an articulated end with a depth of over 9 feet for over 60
feet of the façade, meeting the standard.
For the 86,754 square foot entertainment building, the north façade is 278 feet in
length and has recesses and projections of 8 feet for 95 feet of the façade,
meeting the standard. The south elevation is 263 feet in length with recesses and
projections of more than 8 feet for 86 feet of the façade, meeting the standard.
The east and west elevation are approximately 170 feet long and are required to
have a recess depth of at least 5 feet (3%) for 34 feet (20%). These elevations
also meet the standard.
2. 3.5.4(C)(1), (2)– Aesthetic Character - Detail Features, Roofs, Materials and
Colors, Entryways
These standards require detail features such as material changes, color
changes, architectural reveals, entryway details as well as speaking to roof
proportions. Along the College Avenue frontage, the retail building on Block 15,
provides a color, texture and material change, from a light stone to beige stucco,
satisfying the standard.
As previously mentioned, the entertainment/theater building in its preliminary
form did not provide sufficient details for Staff to evaluate these standard(s), thus
a condition of approval is recommended (please reference commercial elevation
sheets A233 – A237).
The applicant also submitted a Modification of Standard request to this Section
as it relates to the Macy’s building facade. Staff has determined that this
Modification of Standards request is not necessary due to the fact that Macy’s is
an existing building and is not increasing its square footage with this PDP.
Therefore, Section 3.8.20, Expansions and Enlargements of Existing Buildings,
does not apply, and the existing building is not subject to Section 3.5.4.
3. 3.5.4(C)(4)(a) – Pedestrian Circulation
This standard requires eight foot sidewalks along all sides of the lot that abut a
public street. In this instance an 8 foot wide sidewalk is provided along South
College Avenue and the public portion of Monroe Drive as it relates to the 31,715
square foot retail building located on lot 15. The entertainment/theater building is
located on lot 7, which does not abut a public street.
Y. Section 3.5.4(C)(5) – Central Features and Community Space
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The PDP features the West and East Lawn Community areas. The West Lawn is the
smaller of the two public greens and features a fountain with a pedestrian seating. The
East Green is larger and also provides outdoor seating. The East Lawn anchors the
development and provides a central feature drawing pedestrians in. Additionally, the
PDP includes the Foothills Activity Center (FAC) located on Block 1E as a community
amenity. The FAC will replace the deconstructed Youth Activity Center. The details of
the Foothills Activity Center are still being finalized with the Applicant and the City’s
Recreation Department.
Z. Section 3.5.4(C)(6) – Delivery and Loading Operations
The PDP will require that no delivery, loading, trash removal or compaction or other
such operations shall be permitted between the hours of 10:00 p.m. and 7:00 a.m. As
has been past practice, a sign stating a prohibition on idling engines will be posted in
the loading area.
AA. Section 3.6.2 (I) – Streets, Streetscapes, Alleys and Easements
This LUC Section states that, “Streetscape design and construction, including medians
and parkways, shall conform to the Larimer County Urban Area Street Standards as
approved and amended by the City Council from time to time by ordinance or
resolution.”
The construction of the west bound right turn lane is warranted pursuant to the Larimer
County Urban Area Street Standards (LCUASS) Section 8.2.6 Exclusive Right Turn
Lanes, as determined by Figure 8-4 in LCUASS. The right turn lane on Horsetooth
Road at Stanford Road is required because the number of turning vehicles identified in
the traffic study meets the LCUASS criteria for when a right turn lane needs to be
provided.
As a condition of approval, Staff recommends that the Applicant be required to construct
a west bound right turn lane on Horsetooth Road at Stanford Road prior to the issuance
of any certificates of occupancy.
BB. Section 3.6.4 – Transportation Level of Service Requirements
This section states that, “all development plans shall adequately provide vehicular,
pedestrian and bicycle facilities necessary to maintain the adopted transportation Level
of Service standards for the following modes of travel: motor vehicle, bicycle and
pedestrian.”
The City’s Traffic Engineering Department reviewed the submitted Transportation
Impact Study (TIS). The TIS addresses traffic impacts over the short range (2015) and
the long rang (2035). The TIS presented the project in two ways; one contrasting the
mall’s current condition to the mall as it would have been when it was a fully occupied
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and to the PDP (as proposed). The second scenario presented was the mall as it would
have been when fully occupied contrasted to the proposed PDP. The City’s Traffic
Engineer determined the second scenario to be most appropriate, due to the mall’s
declining state resulting in the existing condition of reduced traffic on some of Fort
Collins’ arterials.
The TIS shows that the proposed project would generate about 9 -10 percent more
weekday daily traffic than the Foothills Mall would have when it was fully occupied.
Evening rush hour traffic would be about 2 percent higher, and Saturday peak hour
traffic about 3 percent higher than a fully occupied existing mall. The TIS reviewed each
of the surrounding intersections plus two new College Avenue access points. The TIS
determined that most locations will only experience mild impacts on existing traffic
volumes.
More specifically, two areas were of heightened concern: the South College Avenue
and Horsetooth Road intersection as well as intersections along the congested stretch
of Horsetooth between Stanford and College Avenue.
TIS identified that dual north/south left turn lanes were needed at the South College
Avenue and Horsetooth Road intersection. The City previously identified those
improvements in the current Capital Projects Improvement Plan with a tentative
construction date in 2015. Per City policies, the project is permitted to use those
improvements in their short and long term traffic analysis. With these improvements in
tandem with signal timing adjustments, the intersection of South College Avenue and
Horsetooth Road will continue to meet City Level of Service standards, meeting the
Code requirements. This information is provided in an addendum to the TIS.
While the intersection of John F. Kennedy (JFK) Parkway and Stanford Road met
requirements for the addition of west bound right turn lanes, the PDP is not required to
construct the improvement at the JFK Parkway intersection. This is due to existing
condition constraints, as the right turn lane and a west bound bike lane on Horsetooth
Road cannot both be accommodated without acquiring additional land and impacting
buildings along the north side of Horsetooth Road. It was determined that the bike lane
was of greater need in that location and the addition of the Stanford Road right turn lane
would assist in capturing much of the JFK Parkway turning traffic heading to the
redeveloped mall site.
With the recommended public improvements, the PDP adequately provides the
vehicular, pedestrian and bicycle facilities necessary to maintain the City’s adopted
Level of Service standards. The TIS makes the following conclusions and
recommendations related to the traffic impacts of the proposed development:
Restripe existing pedestrian crosswalks at signalized intersections and
install pedestrian countdown signals to improve pedestrian access to and
from the west;
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Provide a west bound right turn lane on Horsetooth Road at Stanford
Road;
Addition of two new right-in, right-out intersections on College Avenue;
Restripe East Monroe Drive between South College Avenue and JFK
Parkway with bike lanes;
Vacate the existing Foothills Mall right-of-way, just east of College Avenue
thru the mall site;
The City’s multi-modal Level of Service Standards can be achieved; and
The PDP is feasible from a traffic engineering standpoint.
CC. Section 3.6.5 – Transit Facilities Standards
This standard requires new developments to accommodate existing and planned transit
routes by providing transit stops and associated facilities. In anticipation of Transfort’s
future transit service plans, the PDP provides three Transfort bus stop locations: one
along the east side of South College Avenue, south of East Foothills Parkway; one
located on East Foothills Parkway; and one on the west side of Stanford Road, north of
East Monroe Drive, adjacent to multi-family building three. The project meets the
standards of this Section.
7. Compliance with Applicable Article Two, Administration:
A. Section 2.2.2 – Neighborhood Meetings
A neighborhood meeting was held on September 21, 2012 at the Youth Activity Center,
415 East Monroe Drive. There was general public support for the overall project,
particularly the economic component of the redevelopment. Some concerns were raised
regarding the multi-family residential and associated traffic as well as the displacement
of existing retailers. A summary from this meeting is attached.
The Project Development Plan satisfies the applicable requirements of Article 2,
Administration, as required by Section 2.2.8 of the Land Use Code.
8. Conclusion and Findings of Fact:
In evaluating the Foothills Mall Redevelopment PDP, staff makes the following findings
of fact:
A. The Foothills Mall Redevelopment PDP demonstrates sufficient compliance with
the applicable standards of Article Four – General Commercial (C-G) Zone
District.
B. The Foothills Mall Redevelopment PDP demonstrates sufficient compliance with
the applicable standards of Article Three – General Development Standards with
the exception of the two proposed full-color digital signs.
Foothills Mall Redevelopment, PDP # 120036
February 7, 2013 Planning and Zoning Board Hearing
Page 23
C. The Foothills Mall Redevelopment PDP demonstrates sufficient compliance with
the applicable standards in Division 3.10, Transit-Oriented Development Overlay
Zone District.
D. The vacation of the public portion of Foothills Parkway is a separate process that
must be properly completed in conjunction with the PDP and Final Plan.
E. The lost ecological value of the wetlands at the base of the Larimer Canal No. 2
must be appropriately mitigated off-site via a separate agreement with the City.
F. A west bound right turn lane on Horsetooth Road at Stanford Road must be
constructed prior to the issuance of any certificates of occupancy in order for the
PDP to comply with the Larimer County Urban Area Street Standards.
G. The two proposed full color electronic message center signs are not compliant
with the provisions of Section 3.8.7 and the sign package must be revised in
order to comply with Section 3.8.7, Signs.
RECOMMENDATIONS
Staff recommends approval of the Foothills Mall Redevelopment Project Development
Plan and all but one of the five Modification of Standard to Section 3.8.7 requests,
subject to the following conditions:
1. The approval by City Council of the vacation of the public right-of-way portion of
Foothills Parkway via a separate procedure.
2. Successful completion of off-site wetland mitigation via a separate agreement
with the City.
3. Detailed elevations of the entertainment/theater building must be provided at time
of Final Plan, clearly illustrating compliance with the applicable Large Retail
Establishment standards of Section 3.5.4 of the Land Use Code.
4. A west bound right turn lane on Horsetooth Road at Stanford Road must be
constructed prior to the issuance of any certificates of occupancy.
5. If electronic message centers with full color capability are installed, that the
method of display can only be a single color at a time as per Section
3.8.7(M)(4)(c).
ATTACHMENTS
1. Connectivity Site Plan A104
Foothills Mall Redevelopment, PDP # 120036
February 7, 2013 Planning and Zoning Board Hearing
Page 24
2. Site Plan A102
3. Site Plan A103
4. Landscape Plan
5. Commercial Elevations
6. Residential Elevations
7. Subdivision Plat
8. Lighting Plan
9. Lighting Alternative Compliance Request Letter
10. Traffic Study
11. WITHDRAWN Modification Request Letter
12. WITHDRAWN Request for Modifications Letter
13. Parking Lot Monroe Landscaping Exhibit
14. Parking Site Plan Exhibit
15. Neighborhood Meeting Notes
16. Citizen Comments
17. WITHDRAWN Original Sign Package Exhibit
18. 8 foot Walkway Exhibit
19. Revised Sign Package Exhibit
20. Revised Sign Package Modification Request Letter
21. Sign Location Plat Configuration
22. Staff Analysis of Sign Package Modification Request
Site Plan W Enlargements
02/05/13 REV
NORTH
SCALE: 1”=50’
0’ 25’ 50’ 100’
BLOCK 15 BLOCK 7
FOOTHILLS Redevelopment 1
SIGNAGE & WAYFINDING
FOOTHILLS
A301
RESTROOMS MEN’S RESTROOM WOMEN’S RESTROOM HANDICAPPED STAIRS BIKE PARKING DIRECTIONAL ARROW PARKING
PROJECT SYMBOLS
SACKERS GOTHIC STD LIGHT - LIGHT
ABCDEFGHIJKLMNOPQRSTUVWXYZ
abcdefghijklmnopqrstuvwxyz
0123456789
FOOTHILLS
PROJECT FONTS
THE FABRICATOR SHALL LEGALLY ACQUIRE AT THEIR OWN EXPENSE ALL
PROJECT FONTS FROM THE SPECIFIED DISTRIBUTORS. 505 DESIGN WILL
NOT PROVIDE COPIES OF LICENSED FONTS.
PROJECT LOGO
505 DESIGN WILL PROVIDE THE FABRICATOR WITH ELECTRONIC ART-
WORK AS REQUIRED.
505 DESIGN WILL PROVIDE THE FABRICATOR WITH ELECTRONIC ART-
WORK AS REQUIRED.
A302
C: 50
M: 70
Y: 80
K: 70
C: 50
M: 50
Y: 60
K: 25
C: 25
M: 25
Y: 40
K: 00
C: 00
M: 80
Y: 95
K: 00
C: 38
M: 00
Y: 99
K: 50
PAINTS & FINISHES
ALL PAINTS AND FINISHES SHALL MATCH EXACTLY THE COLOR, FINISH,
AND TEXTURE AS NOTED.
OTHER MATERIALS
ALL PAINTS AND FINISHES SHALL MATCH EXACTLY THE COLOR, FINISH,
AND TEXTURE AS NOTED.
VINYL COLOURS
ALL PAINTS AND FINISHES SHALL MATCH EXACTLY THE COLOR, FINISH,
AND TEXTURE AS NOTED.
A303
A304
2.1 BUILDING ENTRY ID.
3.1 VEHICULAR DIRECTIONAL SIGN
3.1
5.1
4.1 VALET DROP-OFF
1.1 PROJECT ENTRY PYLON
1.2 PROJECT ENTRY MONUMENT
1.3 SECONDARY PROJECT ENTRY MONUMNET
1.4 PROJECT ENTRY MARKER
SIGN FAMILY
EXTERIOR SITE SIGNAGE
EXTERIOR
PROJECT ENTRY PYLON
1.1 QTY: 02
PROJECT ENTRY MONUMENT
1.2-A QTY: 02
PROJECT ENTRY MONUMENT
1.2-B QTY: 02
BUILDING ENTRY ID.
2.1 QTY: 04
RESIDENTIAL SIGNAGE
DESIGN TBD - BY OTHERS
5.1 QTY: 03
VEHICULAR DIRECTIONAL SIGN
3.1 QTY: 10
VALET DROP-OFF
4.1 QTY: 02
SECONDARY ENTRY MONUMENT
1.3-A QTY: 02
SECONDARY ENTRY MONUMENT
1.3-B QTY: 01
PROJECT ENTRY MARKER
1.4 QTY: 06
A305
PLAN VIEW: EXTERIOR SITE PLAN
N 1 SCALE - 1” = 100’
1.1 006
1.2-B 005
1.3-A 020
1.2-B 002
1.2-A 003
1.2-A 004
1.1 001
2.1 016
3.1 028 3.1 029
1.5 022
1.4 021
1.4 024
1.4 030
1.5 025
1.5 031
1.3-A 019
2.1 017
2.1 008
3.1 011
4.1 014
3.1 012
3.1 026
3.1 023
2.1 027
3.1 018
3.1 007
3.1 009
3.1 010
4.1 015
1.3-B 013
SIGN TYPE POWER REQUIRED
LOCATION NUMBER
X.X 000
SIGN LOCATION PLAN
EXTERIOR LOCATION PLAN - DETAILS A, B, C, D, E & F
SIGN TYPE / LOCATION KEY:
2.1 BUILDING ENTRY ID.
3.1 VEHICULAR DIRECTIONAL SIGN
1.1 PROJECT ENTRY PYLON
1.2 PROJECT ENTRY MONUMENT
1.3 SECONDARY PROJECT ENTRY MONUMENT
1.4 PROJECT ENTRY MARKER
SIGN TYPE KEY: SITE SIGNAGE
5.1 RESIDENTIAL PLACEHOLDER
4.1 VALET DROP-OFF
A306
LOT 12
LOT 14
LOT 12
TRACT A
TRACT D
LOT 13
LOT 15
LOT 13
LOT 14
LOT 15
SIGN TYPE POWER REQUIRED
LOCATION NUMBER
X.X 000
SIGN LOCATION PLAN
EXTERIOR LOCATION PLAN - DETAILS
SIGN TYPE / LOCATION KEY:
2.1 BUILDING ENTRY ID.
3.1 VEHICULAR DIRECTIONAL SIGN
1.1 PROJECT ENTRY PYLON
1.2 PROJECT ENTRY MONUMENT
1.3 SECONDARY PROJECT ENTRY MONUMENT
1.4 PROJECT ENTRY MARKER
SIGN TYPE KEY: SITE SIGNAGE
PLAN DETAIL A PLAN DETAIL B PLAN DETAIL C
PLAN DETAIL D PLAN DETAIL E PLAN DETAIL F
1.1 001
1.1 006
1.2-B 002
1.2-B 005
1.2-A 004
1.2-A 003
5.1 RESIDENTIAL PLACEHOLDER
4.1 VALET DROP-OFF
A307
5.1 RESIDENTIAL PLACEHOLDER
4.1 VALET DROP-OFF
LOT 9
LOT 10
TRACT A
TRACT A
TRACT B
TRACT B
TRACT B
TRACT B TRACT B
TRACT C
TRACT C
TRACT D
TRACT N
SIGN TYPE POWER REQUIRED
LOCATION NUMBER
X.X 000
SIGN LOCATION PLAN
EXTERIOR LOCATION PLAN - DETAILS
SIGN TYPE / LOCATION KEY:
SIGN TYPE KEY: SITE SIGNAGE
PLAN DETAIL A PLAN DETAIL B PLAN DETAIL C
PLAN DETAIL D PLAN DETAIL E PLAN DETAIL F
3.1 012
3.1 009
3.1 007
3.1 011
3.1 010
1.3-B 013
2.1 BUILDING ENTRY ID.
3.1 VEHICULAR DIRECTIONAL SIGN
1.1 PROJECT ENTRY PYLON
1.2 PROJECT ENTRY MONUMENT
1.3 SECONDARY PROJECT ENTRY MONUMENT
1.4 PROJECT ENTRY MARKER
A308
LOT 3 LOT 3
LOT 2
LOT 6
LOT 6
LOT 5
TRACT N
TRACT G
TRACT G
TRACT M
TRACT K
LOT 2
LOT 2
TRACT I
TRACT H
TRACT F
TRACT E
5.1 RESIDENTIAL PLACEHOLDER
4.1 VALET DROP-OFF
SIGN TYPE POWER REQUIRED
LOCATION NUMBER
X.X 000
SIGN LOCATION PLAN
EXTERIOR LOCATION PLAN - DETAILS
SIGN TYPE / LOCATION KEY:
SIGN TYPE KEY: SITE SIGNAGE
PLAN DETAIL A PLAN DETAIL B PLAN DETAIL C
PLAN DETAIL D PLAN DETAIL E PLAN DETAIL F
3.1 029
3.1 026
3.1 023
1.3-A 020
3.1 028
1.3-A 019
3.1 018
2.1 BUILDING ENTRY ID.
3.1 VEHICULAR DIRECTIONAL SIGN
1.1 PROJECT ENTRY PYLON
1.2 PROJECT ENTRY MONUMENT
1.3 SECONDARY PROJECT ENTRY MONUMENT
1.4 PROJECT ENTRY MARKER
A309
5.1 RESIDENTIAL PLACEHOLDER
4.1 VALET DROP-OFF
LOT 3
LOT 4
LOT 4
LOT 5
LOT 5
LOT 6
TRACT M TRACT J
TRACT I
SIGN TYPE POWER REQUIRED
LOCATION NUMBER
X.X 000
SIGN LOCATION PLAN
EXTERIOR LOCATION PLAN - DETAILS
SIGN TYPE / LOCATION KEY:
SIGN TYPE KEY: SITE SIGNAGE
PLAN DETAIL A PLAN DETAIL B PLAN DETAIL C
1.4 024
1.4 030
1.4 021
5.1 031 5.1 025 5.1 022
2.1 BUILDING ENTRY ID.
3.1 VEHICULAR DIRECTIONAL SIGN
1.1 PROJECT ENTRY PYLON
1.2 PROJECT ENTRY MONUMENT
1.3 SECONDARY PROJECT ENTRY MONUMENT
1.4 PROJECT ENTRY MARKER
A310
SIGN TYPE 1.1
PROJECT ENTRY PYLON
PERSPECTIVE VIEW: PROJECT ENTRY PYLON
1 SCALE - Not To Scale
A311
ANCHOR
TENANT
TENANT
TENANT
TENANT
THEATRE
SIGN TYPE 1.1
PROJECT ENTRY PYLON
SIGN CABINET - Real wood or faux wood
structure w/ internal illumination as
required per fabricators recommendation..
BASE - Poured concrete founda-
tion skinned w/ locally sourced
stone.
BASE - Poured concrete founda-
tion skinned w/ locally sourced
stone.
PROJECT LOGO - Dimensional internally
illuminated letterforms w/ edge or halo
illuminations techinique.
BASE - Poured concrete founda-
tion skinned w/ locally sourced
stone.
ILLUMINATION - Perforated metal panel w/
acrylic diffuser panel mounted on inside of
sign cabinet. Internal illumination is to
gradiate from top to bottom, per fabricators
recommendation.
SIGN CABINET - Real wood or faux wood
structure w/ internal illumination as
required per fabricators recommendation..
DISPLAY - Electronic media display, per
fabricators recomendation. Sides are to be
finished with painted metal panels.
ILLUMINATION - Perforated metal panel w/
acrylic diffuser panel mounted on inside of
sign cabinet. Internal illumination is to
gradiate from top to bottom, per fabricators
recommendation.
TENANT NAMES - 4.5” cap height internally
illuminated push through acrylic letters.
Illumination source is to be LED.
BASE - Poured concrete founda-
tion skinned w/ locally sourced
stone.
PROJECT LOGO - Dimensional internally
illuminated letterforms w/ edge or halo
illuminations techinique.
SIDE ELEVATION: PROJECT ENTRY PYLON
1 SCALE - 1/2” = 1’-0”
ELEVATION: PROJECT ENTRY PYLON
2 SCALE - 1/2” = 1’-0”
PLAN VIEW: PROJECT ENTRY PYLON
3 SCALE - 1/2” = 1’-0”
SIGN CABINET - Real wood or faux wood
structure w/ internal illumination as
required per fabricators recommendation..
SQUARE FEET OF SIGN FACE: 90 SF.
TOTAL SQUARE FEET PER SIGN: 180 SF.
A312
SIGN TYPE 1.2-A
PROJECT ENTRY MONUMENT
SIDE ELEVATION: PROJECT ENTRY MONUMENT
4 SCALE - 1/2” = 1’-0”
ELEVATION: PROJECT ENTRY MONUMENT
3 SCALE - 1/2” = 1’-0”
PERSPECTIVE VIEW: PROJECT ENTRY MONUMENT
1 SCALE - Not To Scale
PLAN VIEW: PROJECT ENTRY MONUMENT
2 SCALE - 1/2” = 1’-0”
SIGN CABINET - Real wood or faux wood
structure w/ internal illumination as
required per fabricators recommendation..
ILLUMINATION - Perforated metal panel w/
acrylic diffuser panel mounted on inside of
sign cabinet. Internal illumination is to
gradiate from top to bottom, per fabricators
recommendation.
PROJECT MONOGRAM - 4.5” cap height
internally illuminated push through acrylic
letters. Illumination source is to be LED.
BASE - Poured concrete founda-
tion skinned w/ locally sourced
stone.
ANCHOR
TENANT
TENANT
TENANT
THEATRE
SIGN CABINET - Real wood or faux wood
structure w/ internal illumination as
required per fabricators recommendation..
ILLUMINATION - Perforated metal panel w/
acrylic diffuser panel mounted on inside of
sign cabinet. Internal illumination is to
gradiate from top to bottom, per fabricators
recommendation.
PROJECT MONOGRAM - 4.5” cap height
internally illuminated push through acrylic
letters. Illumination source is to be LED.
BASE - Poured concrete founda-
tion skinned w/ locally sourced
stone.
1.2-A 004
1.2-A 003
SQUARE FEET OF SIGN FACE: 47.5 SF.
TOTAL SQUARE FEET PER SIGN: 95 SF.
5'-0"
2'-5"
5'-0"
9'-6" 2'-6"
12'-0"
9'-6" 2'-6"
12'-0"
2'-5"
A313
SIGN TYPE 1.2-B
PROJECT ENTRY MONUMENT
SIDE ELEVATION: PROJECT ENTRY MONUMENT
3 SCALE - 1/2” = 1’-0”
ELEVATION: PROJECT ENTRY MONUMENT
2 SCALE - 1/2” = 1’-0”
PLAN VIEW: PROJECT ENTRY MONUMENT
1 SCALE - 1/2” = 1’-0”
SIGN CABINET - Real wood or faux wood
structure w/ internal illumination as
required per fabricators recommendation..
ILLUMINATION - Perforated metal panel w/
acrylic diffuser panel mounted on inside of
sign cabinet. Internal illumination is to
gradiate from top to bottom, per fabricators
recommendation.
BASE - Poured concrete founda-
tion skinned w/ locally sourced
stone.
SIGN CABINET - Real wood or faux wood
structure w/ internal illumination as
required per fabricators recommendation..
BASE - Poured concrete founda-
tion skinned w/ locally sourced
stone.
ELEVATION: PROJECT ENTRY MONUMENT
4 SCALE - 1/2” = 1’-0”
SIGN CABINET - Real wood or faux wood
structure w/ internal illumination as
required per fabricators recommendation..
ILLUMINATION - Perforated metal panel w/
acrylic diffuser panel mounted on inside of
sign cabinet. Internal illumination is to
gradiate from top to bottom, per fabricators
recommendation.
PROJECT LOGO- 4.5” cap height internally
illuminated push through acrylic letters.
Illumination source is to be LED.
BASE - Poured concrete founda-
tion skinned w/ locally sourced
stone.
ANCHOR
TENANT
TENANT
TENANT
THEATRE
MEDIA DISPLAY - Full colour capable media
display panels. Only two colours will be
programed until sign code is altered.
PROJECT MONOGRAM - 4.5” cap height
internally illuminated push through acrylic
letters. Illumination source is to be LED.
1.2-B 005
1.2-B 002
SQUARE FEET OF SIGN FACE: 47.5 SF.
TOTAL SQUARE FEET PER SIGN: 95 SF.
5'-0"
2'-5"
5'-0"
A314
4'-0" 17'-0"
8'-0"
4-8"
11'-8"
4-0"
21'-0"
SIDE ELEVATION: SECONDARY ENTRY MONUMENT SIGN
2 SCALE - 1/2” = 1’-0”
PERSPECTIVE: SECONDARY ENTRY MONUMENT SIGN
1 SCALE - Not To Scale
ELEVATION: SECONDARY ENTRY MONUMENT SIGN
3 SCALE - 1/2” = 1’-0”
PLAN VIEW: SECONDARY ENTRY MONUMENT SIGN
4 SCALE - 1/2” = 1’-0”
SIGN TYPE 1.3
SECONDARY ENTRY MONUMENT SIGN
SIGN CABINET - Real wood or faux wood
structure w/ internal illumination as
required per fabricators recommendation.
ILLUMINATION - Perforated metal panel w/
acrylic diffuser panel mounted on inside of
sign cabinet. Internal illumination is to
gradiate from top to bottom, per fabricators
recommendation.
BASE - Poured concrete founda-
tion skinned w/ locally sourced
stone.
PROJECT LOGO - Dimensional internally
illuminated letterforms w/ edge or halo
illumination techinique.
BASE - Poured concrete founda-
tion skinned w/ locally sourced
stone.
SIGN CABINET - Real wood or faux wood
structure w/ internal illumination as
required per fabricators recommendation.
ILLUMINATION - Perforated metal panel w/
acrylic diffuser panel mounted on inside of
sign cabinet. Internal illumination is to
gradiate from top to bottom, per fabricators
recommendation.
BASE - Poured concrete founda-
tion skinned w/ locally sourced
stone.
3'-8"
3'-8" 5'-3"
8'-0"
8'-11"
SIGN CABINET - Real wood or faux wood
structure w/ internal illumination as
required per fabricators recommendation..
BASE - Poured concrete foundation skinned
w/ locally sourced stone.
PROJECT LOGO - Dimensional internally
illuminated letterforms w/ edge or halo
illumination techinique
SQUARE FEET OF SIGN FACE: 63 SF.
TOTAL SQUARE FEET PER SIGN: 63 SF.
A315
4'-0" 17'-0"
8'-0"
4-8"
21'-0"
SIDE ELEVATION: SECONDARY ENTRY MONUMENT SIGN
2 SCALE - 1/2” = 1’-0”
ELEVATION: SECONDARY ENTRY MONUMENT SIGN
3 SCALE - 1/2” = 1’-0”
SIGN TYPE 1.3
SECONDARY ENTRY MONUMENT SIGN
SIGN CABINET - Real wood or faux wood
structure w/ internal illumination as
required per fabricators recommendation.
ILLUMINATION - Perforated metal panel w/
acrylic diffuser panel mounted on inside of
sign cabinet. Internal illumination is to
gradiate from top to bottom, per fabricators
recommendation.
BASE - Poured concrete founda-
tion skinned w/ locally sourced
stone.
PROJECT LOGO - Dimensional internally
illuminated letterforms w/ edge or halo
illumination techinique.
BASE - Poured concrete founda-
tion skinned w/ locally sourced
stone.
SIGN CABINET - Real wood or faux wood
structure w/ internal illumination as
required per fabricators recommendation.
ILLUMINATION - Perforated metal panel w/
acrylic diffuser panel mounted on inside of
sign cabinet. Internal illumination is to
gradiate from top to bottom, per fabricators
recommendation.
BASE - Poured concrete founda-
tion skinned w/ locally sourced
stone.
3'-8"
8'-0"
SQUARE FEET OF SIGN FACE: 63 SF.
TOTAL SQUARE FEET PER SIGN: 63 SF.
PERSPECTIVE: SECONDARY ENTRY MONUMENT SIGN
1 SCALE - Not To Scale
PLAN VIEW: SECONDARY ENTRY MONUMENT SIGN
4 SCALE - 1/2” = 1’-0”
4'-0" 17'-0"
4'-0"
21'-0"
PROJECT LOGO - Dimensional internally
illuminated letterforms w/ edge or halo
illumination techinique.
BASE - Poured concrete founda-
tion skinned w/ locally sourced
stone,. To be incorporated into
walls.
SIGN CABINET - Real wood or faux
wood structure w/ internal illumination
as required per fabricators recommen-
A316
ELEVATION: PROJECT ENTRY MARKER
3 SCALE - 3/4” = 1’-0”
PERSPECTIVE: PROJECT ENTRY MARKER
1 SCALE - Not To Scale
SIDE ELEVATION: PROJECT ENTRY MARKER
4 SCALE - 3/4” = 1’-0”
SIGN TYPE 1.4
PROJECT ENTRY MARKER
SQUARE FEET OF SIGN FACE: 19 SF.
TOTAL SQUARE FEET PER SIGN: 57 SF.
PLAN VIEW: PROJECT ENTRY MARKER
2 SCALE - 3/8” = 1’-0”
SIGN CABINET - Real wood or faux wood
structure w/ internal illumination as
required per fabricators recommendation..
ILLUMINATION - Perforated metal panel w/
acrylic diffuser panel mounted on inside of
sign cabinet. Internal illumination is to
gradiate from top to bottom, per fabricators
recommendation.
PROJECT MONOGRAM - 4.5” cap height
internally illuminated push through acrylic
letters. Illumination source is to be LED.
SIGN CABINET - Real wood or faux wood
structure w/ internal illumination as
required per fabricators recommendation..
ILLUMINATION - Perforated metal panel w/
acrylic diffuser panel mounted on inside of
sign cabinet. Internal illumination is to
gradiate from top to bottom, per fabricators
recommendation.
PROJECT MONOGRAM - 4.5” cap height
internally illuminated push through acrylic
letters. Illumination source is to be LED.
BASE - Poured concrete founda-
tion skinned w/ locally sourced
stone.
BASE - Poured concrete founda-
tion skinned w/ locally sourced
stone.
2'-0"
9'-5" 2'-6"
12'-0"
9'-5" 2'-6"
12'-0"
2'-0"
2'-0"
2'-0"
A317
ENLARGED ELEVATION: BUILDING ENTRY ID.
3 SCALE - 3/4” = 1’-0”
ELEVATION: BUILDING ENTRY ID. - ENTRY #1
2 SCALE - 1/4” = 1’-0”
SIGN TYPE 2.1
BUILDING ENTRY ID.
LETTER FORMS - Edge illuminated channel letters. Face and
back painted metal. Returns painted performated metal w/
translucent white acrylic internal diffuser .
2'-0"
EXISTING STRUCTURE - Dimensional letters mounted
directly onto structure over existing building entries.
PERSPECTIVE VIEW: BUILDING ENTRY ID.
1 SCALE - Not To Scale
SQUARE FEET OF SIGN FACE: 44 SF.
TOTAL SQUARE FEET PER SIGN: 44 SF.
A318
PLAN VIEW: VEHICULAR DIRECTIONAL
2 SCALE - 1/2” = 1’-0”
3'-10"
1'-4"
8'-0"
3'-10"
6'-2" 1'-8"
8'-0"
6'-2" 1'-8"
1'-4"
THEATRE
EAST PLAZA
ANCHOR
WEST PLAZA
ANCHOR
FOOTHILLS
SIGN CABINET - Real wood or faux wood
structure w/ internal illumination as
required per fabricators recommendation..
DIRECTIONAL MESSAGE - Changable real
wood or faux wood panel w/ precision cut
painted metal letters.
ILLUMINATION - Perforated metal panel w/
acrylic diffuser panel mounted on inside of
sign cabinet. Internal illumination is to
gradiate from top to bottom, per fabricators
recommendation.
PROJECT LOGO - 3” cap height internally
illuminated push through acrylic letters.
Illumination source is to be LED.
BASE - Poured concrete founda-
tion skinned w/ locally sourced
stone.
SIGN CABINET - Real wood or faux wood
structure w/ internal illumination as
required per fabricators recommendation..
ILLUMINATION - Perforated metal panel w/
acrylic diffuser panel mounted on inside of
sign cabinet. Internal illumination is to
gradiate from top to bottom, per fabricators
recommendation.
BASE - Poured concrete founda-
tion skinned w/ locally sourced
stone.
ELEVATION: VEHICULAR DIRECTIONAL
3 SCALE - 1” = 1’-0”
PERSPECTIVE: VEHICULAR DIRECTIONAL
1 SCALE - Not To Scale
SIDE ELEVATION: VEHICULAR DIRECTIONAL
4 SCALE - 1” = 1’-0”
SIGN TYPE 3.1
VEHICULAR DIRECTIONAL SIGNAGE
SQUARE FEET OF SIGN FACE: 24 SF.
TOTAL SQUARE FEET PER SIGN: 24 SF.
A319
SIGN TYPE 4.1
VALET DROP OFF ID.
11’-0”
ENLARGED ELEVATION: VALET PARKING ID.
4 SCALE - 1 1/2” = 1’-0”
ENLARGED ELEVATION: VALET PARKING ID.
2 SCALE - 3/8” = 1’-0”
ENLARGED SIDE VIEW: VALET PARKING ID. LETTERFORM
3 SCALE - HALF SIZE
PERSEPCTIVE VIEW: VALET PARKING ID.
1 SCALE - Not To Scale
1'-0"
1'-0"
8"
LETTER FORMS - Edge illuminated channel letters. Face and
back painted metal. Returns painted performated metal w/
translucent white acrylic internal diffuser .
MOUNTING - suspded from existing cross
beams w/ internal mechanical fastners. All
exposed fastners are to be counter sunk and
painted to match.
EXISTING STRUCTURE - Dimensional letters mounted
directly onto existing porte cochere.
AFF
PERFORATION - 20% open perforated
pattern metal panel with translucent white
acrylic deffuser panel mounted behind
perforation.
LETTERFORM - Fabricated metal channel
letter face is to be be painted contrasting
colour from returns.
SQUARE FEET OF SIGN FACE: 15.5 SF.
TOTAL SQUARE FEET PER SIGN: 15.5 SF.
008901\0002\1794321.
2 1
505Design
Foothills Mall Signage Modification Request
Introduction
Overall, Staff has noted several areas where the proposed sign package for the
Foothills Mall redevelopment Project deviates from the provisions of the Fort
Collins Land Use Code ("LUC") in relative to signage. The applicant understands
that the proposed sign package exceeds the restrictions in the LUC with respect
to size, number of modules per sign and color restrictions, and therefore requests
modifications to the LUC standards as set forth herein.
The applicant's design team believes that these modifications are required to
ensure the success of the Project. Despite these modifications, the sign package
does not include any compromises in quality of materials or design, which will
minimize the potential for any negative visual impact resulting from the
modifications to the LUC standards.
The sign package has been designed to provide a unified, aesthetically pleasing
and exciting theme for the Project, as well as to improve wayfinding and tenant
visibility. Following receipt of staff's comments, the design team revised the sign
package to reduce the degree of deviation from the LUC, reducing height and
square footage of signs wherever possible without reducing effectiveness of the
overall plan. Additionally, a second set of reductions and changes to the sign
package were made following recent meetings with staff. Further reductions
could hamper the ability of the Project to educate customers and the traveling
about the new configuration of the site, the community amenities, and the new
tenants. Additionally, further reductions will reduce the ability of the Project to
meet tenant requirements and compromise the success of the Project.
Following is an explanation of the requested modifications, and the need for
them.
________________________________________________________________
Sign Type 1.1: Project Entry Pylon
Sign Location Number: 001, 006
A: Sec. 3.8.7 (G)(2) – taller than 12’, larger than 90s.f. per side
505Design's Response to A:
505Design has revised the sign location plans to comply with the above cited
code.
B: Sec. 3.8.7 (M)(4)(C) – full color electronic message center sign
2
505Design's Response to B:
505Design has revised the sign location plans to comply with the above cited
code.
C: Sec. 3.8.7 (M)(4)(H) – more than one electronic message center sign on
College Avenue.
505Design's Response to C:
505Design has revised the sign location plans to comply with the above cited
code.
D: 3.8.7 (G)(6) – more than one ground sign per lot per street (with Types 1.2
and 1.4)
505Design's Response to D:
505Design has revised the sign location plans to comply with the above cited
code.
E: Section 3.8.7 (G)(1) – appears to be set back less than 15’ from street ROW
505Design's Response to E:
505Design has revised the sign location plans to comply with the above cited
code.
LUC 2.8.2 allows the City to grant a modification of standards if it finds the
granting of the modification would not be detrimental to the public good, and if it
meets one of the additional four criteria:
(1) the plan as submitted will promote the general purpose of the
standard for which the modification is requested equally well or better than
would a plan which complies with the standard for which a modification is
requested; or
(2) the granting of a modification from the strict application of any standard
would, without impairing the intent and purpose of this Land Use Code,
substantially alleviate an existing, defined and described problem of city-
wide concern or would result in a substantial benefit to the city by reason
of the fact that the proposed Project would substantially address an
important community need specifically and expressly defined and
described in the City's Comprehensive Plan or in an adopted policy,
ordinance or resolution of the City Council, and the strict application of
such a standard would render the Project practically infeasible; or
(3) by reason of exceptional physical conditions or other extraordinary and
exceptional situations, unique to such property, including, but not limited
to, physical conditions such as exceptional narrowness, shallowness or
topography, or physical conditions which hinder the owner's ability to
install a solar energy system, the strict application of the standard sought
to be modified would result in unusual and exceptional practical difficulties,
008901\0002\1794321.
2 3
or exceptional or undue hardship upon the owner of such property,
provided that such difficulties or hardship are not caused by the act or
omission of the applicant; or
(4) the plan as submitted will not diverge from the standards of the Land
Use Code that are authorized by this Division to be modified except in a
nominal, inconsequential way when considered from the perspective of
the entire development plan, and will continue to advance the purposes of
the Land Use Code as contained in Section 1.2.2.
The proposed modifications for the Project Entry Pylons meet criteria (2)(3) and
(4).
First, the proposed Project will substantially alleviate an existing, defined,
described problem of Citywide concern, and address an important community
need. The City has identified the Foothills Mall as a Targeted Redevelopment
and Infill Site, and as a Catalyst Site in City Plan, and has adopted an urban
renewal plan in order to provide it with the tools needed to remedy the blighted
conditions on the site. The blighted conditions, and the lack of investment on the
property are an identified problem of Citywide concern, and the proposed
redevelopment is the means by which the Applicant proposes to address this
concern. However, in order to ensure that the Project is successful in revitalizing
this area, it must create the conditions necessary to attract the best in class
tenants, and must also create the conditions necessary to facilitate the maximum
community participation and involvement to ensure both the success of those
tenants, and that the community actively uses and activates the public spaces.
The overall sign package is designed to accomplish these goals by providing a
tastefully designed and aesthetically pleasing but still modern and dynamic
system of communicating with the public.
The Property itself suffers from constraints that limit its visibility from College
Avenue, the principal traffic generator for the site, and therefore hamper its
desirability to tenants. The site is deep, and many tenants will be located on the
side farthest away from College Avenue. The public spaces are also located far
from College Avenue. Although the significant landscaping proposed along
College Avenue is highly desirable to the community, it also further limits
visibility. Accordingly, the unique configuration of this site, with so much of the
available space located distant from the principal “front door” also creates the
need for this modification.
Finally, this proposed modification is truly minimal when considered in the overall
context of the proposed Project. The sign package has been dramatically
reduced from what was originally proposed, such that the remaining
modifications are truly minimal, and are the least degree of deviation required to
adequately address these issues and ensure the success of the Project.
4
________________________________________________________________
Sign Type 1.2-A: Project Entry Monument
Sign Location Number: 003, 004
A: 3.8.7(G)(6) – more than one ground sign per lot per street (with Types 1.1 and
1.4)
505Design's Response to A:
505Design has revised the sign location plans to comply with the above cited
code.
B: 3.8.7(G)(1) – appears to be setback less than 15’ from street ROW
505Design's Response to B:
505Design has revised the sign location plans to comply with the above cited
code.
LUC 2.8.2 allows the City to grant a modification of standards if it finds the
granting of the modification would not be detrimental to the public good, and if it
meets one of the additional four criteria:
(1) the plan as submitted will promote the general purpose of the
standard for which the modification is requested equally well or better than
would a plan which complies with the standard for which a modification is
requested; or
(2) the granting of a modification from the strict application of any standard
would, without impairing the intent and purpose of this Land Use Code,
substantially alleviate an existing, defined and described problem of city-
wide concern or would result in a substantial benefit to the city by reason
of the fact that the proposed Project would substantially address an
important community need specifically and expressly defined and
described in the City's Comprehensive Plan or in an adopted policy,
ordinance or resolution of the City Council, and the strict application of
such a standard would render the Project practically infeasible; or
(3) by reason of exceptional physical conditions or other extraordinary and
exceptional situations, unique to such property, including, but not limited
to, physical conditions such as exceptional narrowness, shallowness or
topography, or physical conditions which hinder the owner's ability to
install a solar energy system, the strict application of the standard sought
to be modified would result in unusual and exceptional practical difficulties,
or exceptional or undue hardship upon the owner of such property,
provided that such difficulties or hardship are not caused by the act or
omission of the applicant; or
008901\0002\1794321.
2 5
(4) the plan as submitted will not diverge from the standards of the Land
Use Code that are authorized by this Division to be modified except in a
nominal, inconsequential way when considered from the perspective of
the entire development plan, and will continue to advance the purposes of
the Land Use Code as contained in Section 1.2.2.
The proposed modification for the Project Entry Monument meets criteria (2)(3)
and (4).
First, the proposed Project will substantially alleviate an existing, defined,
described problem of Citywide concern, and address an important community
need. The City has identified the Foothills Mall as a Targeted Redevelopment
and Infill Site, and as a Catalyst Site in City Plan, and has adopted an urban
renewal plan in order to provide it with the tools needed to remedy the blighted
conditions on the site. The blighted conditions, and the lack of investment on the
property are an identified problem of Citywide concern, and the proposed
redevelopment is the means by which the Applicant proposes to address this
concern. However, in order to ensure that the Project is successful in revitalizing
this area, it must create the conditions necessary to attract the best in class
tenants, and must also create the conditions necessary to facilitate the maximum
community participation and involvement to ensure both the success of those
tenants, and that the community actively uses and activates the public spaces.
The overall sign package is designed to accomplish these goals by providing a
tastefully designed and aesthetically pleasing but still modern and dynamic
system of communicating with the public.
The Property itself suffers from constraints that limit its visibility from College
Avenue, the principal traffic generator for the site, and therefore hamper its
desirability to tenants. The site is deep, and many tenants will be located on the
side farthest away from College Avenue. The public spaces are also located far
from College Avenue. Although the significant landscaping proposed along
College Avenue is highly desirable to the community, it also further limits
visibility. Accordingly, the unique configuration of this site, with so much of the
available space located distant from the principal “front door” also creates the
need for this modification.
Finally, this proposed modification is truly minimal when considered in the overall
context of the proposed Project. The sign package has been dramatically
reduced from what was originally proposed, such that the remaining
modifications are truly minimal, and are the least degree of deviation required to
adequately address these issues and ensure the success of the Project.
________________________________________________________________
6
Sign Type 1.2-B: Project Entry Monument (Electronic Media Displays)
Sign Location Number: 002, 005
A: Sec. 3.8.7 (M)(4)(C) – full color electronic message center sign
505Design's Response to A:
505Design has revised the sign location plans to include two (2) double sided
monument signs. The additional signs, sign type 1.2-B will contain one full color
electronic digital media (EMD) display on the side facing oncoming traffic. There
will be a total of two electronic media displays along College Ave. The second
side will display halo illuminated primary tenants names.
505Design has made a concerted effort to design the signs in compliance with
every aspect of the code keeping in mind overall height, total square footage,
and positioning on the property. However, the signs have been designed with the
EMD displays for the following reasons: Many of the national brands located on
the east side of the mall property have little or no visibility from College Avenue.
The redevelopment of the Foothills Shopping District will also include multiple
national tenants on the east side of the mall, all of whom will require visibility from
College Avenue as a precondition to selecting this location.
In Projects similar to this district, tenants require that they have a large presence
on the main road frontage as well as pylon signs or monument signs on all major
entrances to the mall. The remaining area of the sign is considered decorative
which will enhance the character of Foothills Mall and help define it as a unique
shopping district. This sign type will set a precedent for beautifully designed signs
for future developments in Fort Collins, Colorado. Additionally, the Project
redeveloper, Walton Foothills Holdings IV, LLC, ("Walton Foothills") has
requested that 505 Design incorporate an electronic media display ("EMD") into
the Project Entry Monument Signs. The intent is to allocate display time to
different tenants allowing them to feature different products and services. The
displayed media will meet all the digital sign requirements set forth in the LUC,
however, 505Design and Alberta Development request that a modification for
full color to be made in order more precisely and accurately display movie
posters, fashion images or other "electronic posters.” The digital signage will
bring awareness to patrons driving along college avenue helping to drive revenue
and bring further awareness to the Foothills Shopping District.
B: Sec. 3.8.7(M)(4)(d) – The maximum allowed size of an electronic message
center shall be fifty percent (50%) of the total area of the sign face.
505Design’s Response to B:
The Project Entry Monument Signs with EMD screens have been added to the
Foothills Mall sign program to bring awareness to the wide array of national
tenants and their products and services. The digital screen only exceeds the
008901\0002\1794321.
2 7
maximum allowed size by 6.85 square feet. The total area of the sign face is
illustrated at 47.5 square feet and the digital display is drawn at 30.5 square feet.
The dimensions of the display verses the dimension of the total sign face have
been properly proportioned and stay true to the Project-wide design ascetics.
Additionally the sign code permits EMD screens to exist up to 45 square feet.
505Design thoughtfully designed this sign at a significantly reduced scale that of
the total allowance.
C: Sec. 3.8.7(M)(4)(h) – With respect to sign permits issued after December 30,
2011, no more than one (1) electronic message center sign shall be allowed to
face each street abutting or within any property and/or site specific development
plan. The minimum horizontal distance between electronic message center signs
located on the same side of a street shall be one hundred (100) feet measured in
a straight line.
505Design’s Response to C:
The two Sign Type 2.1 B locations have been located exactly 1164.32 feet apart.
While originally drawn on sign type 1.1 as two, two sided electronic displays, the
electronic media panels have been reduced to one per sign, totaling two
displays. The signs are located a significant distance apart: two streets and six
buildings separate these signs from each other. The signs have been
strategically located so that the digital face is oriented in the direction of
oncoming traffic and so the digital screens face away from each other.
LUC 2.8.2 allows the City to grant a modification of standards if it finds the
granting of the modification would not be detrimental to the public good, and if it
meets one of the additional four criteria:
(1) the plan as submitted will promote the general purpose of the
standard for which the modification is requested equally well or better than
would a plan which complies with the standard for which a modification is
requested; or
(2) the granting of a modification from the strict application of any standard
would, without impairing the intent and purpose of this Land Use Code,
substantially alleviate an existing, defined and described problem of city-
wide concern or would result in a substantial benefit to the city by reason
of the fact that the proposed Project would substantially address an
important community need specifically and expressly defined and
described in the City's Comprehensive Plan or in an adopted policy,
ordinance or resolution of the City Council, and the strict application of
such a standard would render the Project practically infeasible; or
(3) by reason of exceptional physical conditions or other extraordinary and
exceptional situations, unique to such property, including, but not limited
to, physical conditions such as exceptional narrowness, shallowness or
topography, or physical conditions which hinder the owner's ability to
install a solar energy system, the strict application of the standard sought
to be modified would result in unusual and exceptional practical difficulties,
8
or exceptional or undue hardship upon the owner of such property,
provided that such difficulties or hardship are not caused by the act or
omission of the applicant; or
(4) the plan as submitted will not diverge from the standards of the Land
Use Code that are authorized by this Division to be modified except in a
nominal, inconsequential way when considered from the perspective of
the entire development plan, and will continue to advance the purposes of
the Land Use Code as contained in Section 1.2.2.
The proposed modifications for the Project Entry Monument EMD display signs
meet criteria (2)(3) and (4).
First, the proposed Project will substantially alleviate an existing, defined,
described problem of Citywide concern, and address an important community
need. The City has identified the Foothills Mall as a Targeted Redevelopment
and Infill Site, and as a Catalyst Site in City Plan, and has adopted an urban
renewal plan in order to provide it with the tools needed to remedy the blighted
conditions on the site. The blighted conditions, and the lack of investment on the
property are an identified problem of Citywide concern, and the proposed
redevelopment is the means by which the Applicant proposes to address this
concern. However, in order to ensure that the Project is successful in revitalizing
this area, it must create the conditions necessary to attract the best in class
tenants, and must also create the conditions necessary to facilitate the maximum
community participation and involvement to ensure both the success of those
tenants, and that the community actively uses and activates the public spaces.
The overall sign package is designed to accomplish these goals by providing a
tastefully designed and aesthetically pleasing but still modern and dynamic
system of communicating with the public. This system will not only promote the
individual tenants and their offerings on an ever-changing basis, but also can be
used to promote community events such as the farmer’s market, movie nights,
ice skating, and the holiday tree lighting. These events, and the tenant’s needs,
cannot be effectively communicated within the constraints of the monochrome
limits of the existing code.
Additionally, the Property itself suffers from constraints that limit its visibility from
College Avenue, the principal traffic generator for the site, and therefore hamper
its desirability to tenants. The site is deep, and many tenants will be located on
the side farthest away from College Avenue. The public spaces are also located
far from College Avenue. Although the significant landscaping proposed along
College Avenue is highly desirable to the community, it also further limits
visibility. Accordingly, the unique configuration of this site, with so much of the
available space located distant from the principal “front door” also creates the
need for this modification.
008901\0002\1794321.
2 9
Finally, this proposed modification is truly minimal when considered in the overall
context of the proposed Project. The sign package has been dramatically
reduced from what was originally proposed, such that the remaining
modifications are truly minimal, and are the least degree of deviation required to
adequately address these issues and ensure the success of the Project.
________________________________________________________________
Sign Type 1.3: Secondary Project Entry Monument
Sign Location Number: 013, 019, 020
A: 3.8.7(G)(1) – appears to be setback less than required.
505Design's Response to A:
505Design has revised the sign location plans to comply with the above cited
code.
B. 3.8.7(G)(6) – located on lots that don’t have street frontage
505Design's Response to B:
Many of the Project Entry Monuments have been located on lots that do not have
street frontages due to the scale of this Project. Foothills Mall is located on a 77
acre lot and will contain over one million square feet of retail space. To
accurately identify and navigate the Project, it is required that many of the signs
are located along primary interior streets. These signs are interior to the site and
will not be easily seen from streets or the perimeter.
LUC 2.8.2 allows the City to grant a modification of standards if it finds the
granting of the modification would not be detrimental to the public good, and if it
meets one of the additional four criteria:
(1) the plan as submitted will promote the general purpose of the
standard for which the modification is requested equally well or better than
would a plan which complies with the standard for which a modification is
requested; or
(2) the granting of a modification from the strict application of any standard
would, without impairing the intent and purpose of this Land Use Code,
substantially alleviate an existing, defined and described problem of city-
wide concern or would result in a substantial benefit to the city by reason
of the fact that the proposed Project would substantially address an
important community need specifically and expressly defined and
described in the City's Comprehensive Plan or in an adopted policy,
ordinance or resolution of the City Council, and the strict application of
such a standard would render the Project practically infeasible; or
10
(3) by reason of exceptional physical conditions or other extraordinary and
exceptional situations, unique to such property, including, but not limited
to, physical conditions such as exceptional narrowness, shallowness or
topography, or physical conditions which hinder the owner's ability to
install a solar energy system, the strict application of the standard sought
to be modified would result in unusual and exceptional practical difficulties,
or exceptional or undue hardship upon the owner of such property,
provided that such difficulties or hardship are not caused by the act or
omission of the applicant; or
(4) the plan as submitted will not diverge from the standards of the Land
Use Code that are authorized by this Division to be modified except in a
nominal, inconsequential way when considered from the perspective of
the entire development plan, and will continue to advance the purposes of
the Land Use Code as contained in Section 1.2.2.
The proposed modification to the Secondary Project Entry Monument sign type
meets criteria (2)(3) and (4).
First, the proposed Project will substantially alleviate an existing, defined,
described problem of Citywide concern, and address an important community
need. The City has identified the Foothills Mall as a Targeted Redevelopment
and Infill Site, and as a Catalyst Site in City Plan, and has adopted an urban
renewal plan in order to provide it with the tools needed to remedy the blighted
conditions on the site. The blighted conditions, and the lack of investment on the
property are an identified problem of Citywide concern, and the proposed
redevelopment is the means by which the Applicant proposes to address this
concern.
One of the major blight factors identified in the Midtown Urban Renewal Plan is a
deficiency in the pedestrian and vehicular circulation on the site.
The need for the signs proposed to be located on lots which do not have street
frontage is created in part by the need to address this deficiency by providing an
improved overall wayfinding scheme.
Additionally, the Property itself suffers from constraints that limit its visibility from
College Avenue, the principal traffic generator for the site, and therefore hamper
its desirability to tenants. The site is deep, and many tenants will be located on
the side farthest away from College Avenue. The public spaces are also located
far from College Avenue. Although the significant landscaping proposed along
College Avenue is highly desirable to the community, it also further limits
visibility. Accordingly, the unique configuration of this site, with so much of the
available space located distant from the principal “front door” also creates the
need for this modification. The proposed signs in and throughout the property
008901\0002\1794321.
2 11
which are not located along a street frontage are designed to ensure ease of
mobility for the public throughout the site.
Finally, this proposed modification is truly minimal when considered in the overall
context of the proposed Project. The sign package has been dramatically
reduced from what was originally proposed, such that the remaining
modifications are truly minimal, and are the least degree of deviation required to
adequately address these issues and ensure the success of the Project.
________________________________________________________________
Sign Type 1.4: Project Entry Marker
Sign Location Number: 021, 024, 030
A: 3.8.7(G)(1) – appear to be setback less than 15’ from ROW
505Design's Response to A:
505Design has revised the sign location plans to comply with the above cited
code.
B: 3.8.7(G)(6) – more than one ground sign per lot per street (with Types 1.1 &
1.2 on College and with other Type 1.4’s on Stanford)
505Design's Response to B:
505Design has revised the sign location plans to comply with the above cited
code.
________________________________________________________________
Sign Type 2.1: Building Entry ID
Sign Location Number: 008, 016, 017, 027
No Code Violations
________________________________________________________________
Sign Type 3.1: Vehicular Directional Signage
Sign Location Number: 007, 009, 010, 011, 012, 018, 023, 026, 028, 029
A: 3.8.7(G)(6) – No more than one (1) freestanding or ground sign per street
frontage shall be permitted for any property
505Design's Response to A:
All Vehicular Directional Signage has been designed to carry directional signage
for 5 major tenants in addition to the name of the shopping district. None of the
signs have been located along a public street; most, if not all, are not legible from
12
a public street, because the majority of the streets within the Project site are or
will be private street-like drives under the LUC and LCUASS. Each sign has
been designed at 23.5 square feet at eight (8)feet tall, which is the minimal size
these signs can be to maintain a the required degree of legibility for vehicles
traveling between 15 and 30 miles per hour. Given the scale of Foothills Mall and
the number of national this sign type must exceed the above-cited code. There
are numerous venues and destinations that must be displayed at a legible scale,
which will not fit in a 4s.f. sign. Part of the current challenge faced by the Foothills
Mall is the confusion patrons experience in attempting to navigate the site. Both
vehicles and pedestrians must be able to find and easily navigate to all major
tenants, amenities and the mall entrances. Therefore the scale, number and
number of tenants must be displayed at a reasonable level.
B: 3.8.7(G)(6) – located on lots that don’t have street frontage
505Design's Response to B:
505Design has made every possible effort to locate all Vehicular Directional
Signs on lots that have street frontages. However, the large scale of Foothills, a
77 acre lot that will contain over one million square feet of retail space, requires
that several of these sign be located internally within the Project to accurately
identify and navigate to destination through the Project. These signs are interior
to the site and will not be easily seen from streets or the perimeter.
LUC 2.8.2 allows the City to grant a modification of standards if it finds the
granting of the modification would not be detrimental to the public good, and if it
meets one of the additional four criteria:
(1) the plan as submitted will promote the general purpose of the
standard for which the modification is requested equally well or better than
would a plan which complies with the standard for which a modification is
requested; or
(2) the granting of a modification from the strict application of any standard
would, without impairing the intent and purpose of this Land Use Code,
substantially alleviate an existing, defined and described problem of city-
wide concern or would result in a substantial benefit to the city by reason
of the fact that the proposed Project would substantially address an
important community need specifically and expressly defined and
described in the City's Comprehensive Plan or in an adopted policy,
ordinance or resolution of the City Council, and the strict application of
such a standard would render the Project practically infeasible; or
(3) by reason of exceptional physical conditions or other extraordinary and
exceptional situations, unique to such property, including, but not limited
to, physical conditions such as exceptional narrowness, shallowness or
topography, or physical conditions which hinder the owner's ability to
install a solar energy system, the strict application of the standard sought
to be modified would result in unusual and exceptional practical difficulties,
or exceptional or undue hardship upon the owner of such property,
008901\0002\1794321.
2 13
provided that such difficulties or hardship are not caused by the act or
omission of the applicant; or
(4) the plan as submitted will not diverge from the standards of the Land
Use Code that are authorized by this Division to be modified except in a
nominal, inconsequential way when considered from the perspective of
the entire development plan, and will continue to advance the purposes of
the Land Use Code as contained in Section 1.2.2.
The proposed modification to the Vehicular Directional Signage signs meet
criteria (2)(3) and (4).
First, the proposed Project will substantially alleviate an existing, defined,
described problem of Citywide concern, and address an important community
need. The City has identified the Foothills Mall as a Targeted Redevelopment
and Infill Site, and as a Catalyst Site in City Plan, and has adopted an urban
renewal plan in order to provide it with the tools needed to remedy the blighted
conditions on the site. The blighted conditions, and the lack of investment on the
property are an identified problem of Citywide concern, and the proposed
redevelopment is the means by which the Applicant proposes to address this
concern. However, in order to ensure that the Project is successful in revitalizing
this area, it must create the conditions necessary to attract the best in class
tenants, and must also create the conditions necessary to facilitate the maximum
community participation and involvement to ensure both the success of those
tenants, and that the community actively uses and activates the public spaces.
Additionally, the Property itself suffers from constraints that limit its visibility from
College Avenue, the principal traffic generator for the site, and therefore hamper
its desirability to tenants. The site is deep, and many tenants will be located on
the side farthest away from College Avenue. The public spaces are also located
far from College Avenue. Although the significant landscaping proposed along
College Avenue is highly desirable to the community, it also further limits
visibility. Accordingly, the unique configuration of this site, with so much of the
available space located distant from the principal “front door” also creates the
need for this modification. The best way to ensure the success of the Project is
to ensure that the traveling public, both on College Avenue and interior to the
site, know and understand what tenant and community offerings are available
within the site. In order to do so, these larger signs are needed.
Finally, this proposed modification is truly minimal when considered in the overall
context of the proposed Project. The sign package has been dramatically
reduced from what was originally proposed, such that the remaining
modifications are truly minimal, and are the least degree of deviation required to
adequately address these issues and ensure the success of the Project.
14
________________________________________________________________
Sign Type 4.1: Valet Drop Off
Sign Location Number: 014, 015
No Code Violations
________________________________________________________________
Book No:
Drawn by:
Reviewed:
Date:
FOOTHILLS MALL REDEVELOPMENT SUBDIVISION Project No:
FORT COLLINS, COLORADO
PROPOSED SIGN LOCATION AND LOT/TRACT CONFIGURATION
PROPOSED SIGN LOCATION
LEGEND
NOT TO SCALE
SIGNS WITHIN LOT 1 ARE BUILDING ENTRY ID
SIGNS AND VALET DROP-OFF SIGNS
NOT A MONUMENTED SURVEY.
NOTES
1
PROJECT: Foothills Mall Redevelopment, Project Development Plan,
PDP #120036 – Modification of Standards Request for Signage
APPLICANT: Alberta Development Partners
c/o Bryan McFarland
5750 DTC Parkway, Suite 210
Greenwood Village, CO 80111
OWNER: Walton Foothills Holdings VI, LLC
c/o Don Provost
5750 DTC Parkway, Suite 210
Greenwood Village, CO 80111
PROJECT DESCRIPTION:
This is a request for modifications to numerous sections of the sign regulations
contained in Section 3.8.7 of the Land Use Code.
RECOMMENDATION:
Approval of the following:
1. Allow more than one ground sign per lot with regard to the vehicular directional
signs located on the interior of the site (Sign Type 3.1).
2. Allow the vehicular directional signs (Sign Type 3.1) and the two secondary entry
monument signs (Sign Types 1.3A and 1.3B) to be located on the interior of the
site on lots that don’t have street frontage.
3. Allow two electronic message center signs to be located approximately 1100 feet
apart along the South College Avenue frontage abutting the development.
4. Allow the two, forty-five square foot electronic message center signs to exceed
50% of the total area of the sign face.
Denial of the following:
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1. Deny the request to allow the two electronic message center signs to be full
color.
EXECUTIVE SUMMARY:
Section 3.8.7 contains regulations that govern the size, height, location, and design
requirements for signs on private property. The applicant has submitted modification
requests for two of the ground signs proposed to be located along South College
Avenue and for a number of directional signs and secondary entry signs proposed to be
located within the interior of the site. All of the other signs included in the proposed sign
package comply with the applicable standards.
COMMENTS:
1. Background
The applicant has requested modifications to the following standards:
1. Section 3.8.7(G)(6) – allow ground signs that are proposed to be located
on the interior of the site to be on lots that don’t have street frontage.
2. Section 3.8.7(G)(6) - allow ten on-site vehicular directional signs to not be
counted toward the maximum number of ground signs allowed.
3. Section 3.8.7(M)(4)(c) – allow the two proposed electronic message
center signs (digital signs) to display messages in full color rather than
one color.
4. Section 3.8.7(M)(4)(d) – allow the size of the electronic message center
signs to exceed fifty percent (50%) of the total area of the sign face.
5. Section 3.8.7(M)(4)(h) – allow more than one electronic message center
sign per street per development. Specifically, there are two such signs
proposed along College Avenue.
2. Review Criteria
A. Land Use Code Section 2.8.2 – Modification of Standards:
(H) Step 8 (Standards): The decision maker may grant a modification of standard
only if it finds that the granting of the modification would not be detrimental to the
public good, and that:
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(1) the plan as submitted will promote the general purpose of the standard for
which the modification is requested equally well or better than would a plan which
complies with the standard for which a modification is requested; or
(2) the granting of a modification from the strict application of any standard
would, without impairing the intent and purpose of this Land Use Code,
substantially alleviate an existing, defined and described problem of city-wide
concern or would result in a substantial benefit to the city by reason of the fact
that the proposed project would substantially address an important community
need specifically and expressly defined and described in the city's
Comprehensive Plan or in an adopted policy, ordinance or resolution of the City
Council, and the strict application of such a standard would render the project
practically infeasible; or
(3) by reason of exceptional physical conditions or other extraordinary and
exceptional situations, unique to such property, including, but not limited to,
physical conditions such as exceptional narrowness, shallowness or topography,
or physical conditions which hinder the owner's ability to install a solar energy
system, the strict application of the standard sought to be modified would result
in unusual and exceptional practical difficulties, or exceptional or undue hardship
upon the owner of such property, provided that such difficulties or hardship are
not caused by the act or omission of the applicant; or
(4) the plan as submitted will not diverge from the standards of the Land Use
Code that are authorized by this Division to be modified except in a nominal,
inconsequential way when considered from the perspective of the entire
development plan, and will continue to advance the purposes of the Land Use
Code as contained in Section 1.2.2.
Any finding made under subparagraph (1), (2), (3) or (4) above shall be
supported by specific findings showing how the plan, as submitted, meets the
requirements and criteria of said subparagraph (1), (2), (3) or (4).
3. First Modification – Section 3.8.7(G)(6):
A. Standard – ground signs must be located on lots that have street frontage.
Section 3.8.7(G)(6) reads as follows:
(6) No more than one (1) freestanding or ground sign per street frontage shall be
permitted for any property; excepting, however, election signs authorized in
Section 3.8.7(C)(1)(g) and 3.8.7(D)(2), and for sale and for rent signs authorized
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in Section 3.8.7(C)(1)(c) and 3.8.7(D)(3). No freestanding or ground sign shall
contain more than three (3) cabinets or modules.
B. Description of the Modification
The applicant is proposing two different types of signs to be located interior to the
site. Sign Type 1.3 consists of two, eight foot tall secondary entry monument
signs, one proposed to be located at the entry into the mall off of the previously
vacated section of Monroe Drive and the other at the entry off of the to-be-
vacated Foothills Parkway. Sign type 3.1 consists of 10 vehicular directional
signs at various locations within the vehicular use area of the site. None of these
signs are located on lots that have street frontage.
C. Summary of Applicant’s Justification
In the request for modification letter, the applicant states that a modification of
this standard is justified as set forth in Section 2.8.2(H)(2),(3), and (4) of the Land
Use Code:
Many of the Project Entry Monuments have been located on lots that do not have
street frontage due to the scale of this Project. Foothills Mall is located on a 77
acre lot and will contain over one million square feet of retail space. To
accurately identify and navigate the Project, it is required that many of the signs
are located along primary interior streets. These signs are interior to the site and
will not be easily seen from street or the perimeter.
First, the proposed Project will substantially alleviate an existing, defined,
described problem of Citywide concern, and address an important community
need. The City has identified the Foothills Mall as a Targeted Redevelopment
and Infill Site, and as a Catalyst Site in City Plan, and has adopted an urban
renewal plan in order to provide it with the tools needed to remedy the blighted
conditions on the site. The blighted conditions and the lack of investment on the
property are an identified problem of Citywide concern, and the proposed
redevelopment is the means by which the Applicant proposes to address this
concern.
One of the major blight factors identified in the Midtown Urban Renewal Plan is a
deficiency in the pedestrian and vehicular circulation on the site.
The need for signs proposed to be located on lots which do not have street
frontage is created in part by the need to address this deficiency by providing an
overall wayfinding scheme.
Additionally, the Property itself suffers from constraints that limit its visibility from
College Avenue, the principal traffic generator for the site, and therefore hamper
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its desirability to tenants. The site is deep, and many tenants will be located on
the side farthest away from College Avenue. The public spaces are also located
far from College Avenue. Although the significant landscaping proposed along
College Avenue is highly desirable to the community, it also further limits
visibility. Accordingly, the unique configuration of this site, with so much of the
available space located distant from the principal “front door” also creates the
need for this modification. The proposed signs in and throughout the property
which are not located along a street frontage are designed to ensure ease of
mobility for the public throughout the site.
Finally, this proposed modification is truly minimal when considered in the overall
context of the proposed Project. The sign package has been dramatically
reduced from what was originally proposed, such that the remaining
modifications are truly minimal, and are the least degree of deviation required to
adequately address these issues and ensure the success of the project.
D. Staff Evaluation of the First Modification Request
Section 2.8.2(H)(3) – The applicant states that the proposed signs in and
throughout the property which are not located along a street frontage are
designed to ensure ease of mobility for the public throughout the site. The
development encompasses over 70 acres, with many venues, buildings, and
destinations. These factors constitute an exceptional and unique situation that
necessitates some signage be located interior to the site to identify main entry
points into the parking lot and helpful directional signs within the parking lot. Not
allowing such signs would result in practical difficulties and hardship upon the
developer to create a safe and user friendly development.
Section 2.8.2(H)(4) – The proposal to allow the two sign types on lots without
street frontage deviates from the standard in a nominal, inconsequential way
when considered from the perspective of the entire development plan. The signs
that are the subject of this modification are not visible from College Avenue or
from Stanford Road.
4. Second Modification – Section 3.8.7(G)(6)
A. Standard - no more than one ground sign per lot.
Section 3.8.7(G)(6) reads as follows:
(6) No more than one (1) freestanding or ground sign per street frontage shall be
permitted for any property; excepting, however, election signs authorized in
Section 3.8.7(C)(1)(g) and 3.8.7(D)(2), and for sale and for rent signs authorized
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in Section 3.8.7(C)(1)(c) and 3.8.7(D)(3). No freestanding or ground sign shall
contain more than three (3) cabinets or modules.
B. Description of the Modification
Sign type 3.1 consists of 10 vehicular directional signs at various locations within
the vehicular use area of the site. Each sign is 8’ tall and 23.5 square feet in
size. Since these directional signs are larger than 4 square feet, they count
towards the allowable number of ground signs per lot, which is only one.
C. Summary of Applicant’s Justification
In the request for modification letter, the applicant states that a modification of
this standard is justified as set forth in Section 2.8.2(H)(2),(3), and (4) of the Land
Use Code:
All vehicular directional signage has been designed to carry directional signage
for 5 major tenants in addition to the name of the shopping district. None of the
signs have been located along a public street; most if not all, are not legible from
a public street, because the majority of the streets within the Project site are or
will be private street-like drives under the LUC and LCUASS. Each sign has
been designed at 23.5 square feet at eight (8) feet tall, which is the minimal size
these signs can be to maintain the required degree of legibility for vehicles
traveling between 15 and 30 miles per hour. Given the scale of Foothills Mall
and the number of national tenants this sign must exceed the above-cited code.
There are numerous venues and destinations that must be displayed at a legible
scale, which will not fit in a 4 s.f. sign. Part of the current challenge faced by the
Foothills Mall is the confusion patrons experience in attempting to navigate the
site. Both vehicles and pedestrians must be able to find and easily navigate to all
major tenants, amenities and the mall entrances. Therefore the scale, number
and number of tenants must be displayed at a reasonable level.
505Design has made every possible effort to locate all Vehicular Directional
Signs on lots that have street frontage. However, the large scale of Foothills, a
77 acre site that will contain over one million square feet of retail space, requires
that several of these signs be located internally within the Project to accurately
identify and navigate to destinations through the Project. These signs are interior
to the site and will not be easily seen from streets or the perimeter.
First, the proposed Project will substantially alleviate an existing, defined,
described problem of Citywide concern, and address an important community
need. The City has identified the Foothills Mall as a Targeted Redevelopment
and Infill Site, and as a Catalyst Site in City Plan, and has adopted an urban
renewal plan in order to provide it with the tools needed to remedy the blighted
conditions on the site. The blighted conditions and the lack of investment on the
property are an identified problem of Citywide concern, and the proposed
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redevelopment is the means by which the Applicant proposes to address this
concern. However, in order to ensure that the Project is successful in revitalizing
this area, it must create the conditions necessary to attract the best in class
tenants, and must also create the conditions necessary to facilitate the maximum
community participation and involvement to ensure both the success of those
tenants, and that the community actively uses and activates the public spaces.
Additionally, the Property itself suffers from constraints that limit its visibility from
College Avenue, the principal traffic generator for the site, and therefore hamper
its desirability to tenants. The site is deep, and many tenants will be located on
the side farthest away from College Avenue. The public spaces are also located
far from College Avenue. Although the significant landscaping proposed along
College Avenue is highly desirable to the community, it also further limits
visibility. Accordingly, the unique configuration of this site, with so much of the
available space located distant from the principal “front door” also creates the
need for this modification. The best way to ensure the success of the Project is
to ensure the traveling public, both on College Avenue and the interior to the site,
know and understand what tenant and community offerings are available within
the site. In order to do so, these larger signs are needed.
Finally, this proposed modification is truly minimal when considered in the overall
context of the proposed Project. The sign package has been dramatically
reduced from what was originally proposed, such that the remaining
modifications are truly minimal, and are the least degree of deviation required to
adequately address these issues and ensure the success of the project.
D. Staff evaluation of the second modification request
Section 2.8.2(H)(3) – The development encompasses over 70 acres, with many
venues, buildings, and destinations. These factors constitute an exceptional and
unique situation that necessitates some signage be located interior to the site to
direct customers to their destination in a safe and efficient manner. Not allowing
such signs would result in practical difficulties and hardship upon the developer
to create a safe and user friendly development. The vehicular use area consists
of many decision points for a motorist, and adequate, visible signage is needed
at those points.
Section 2.8.2(H)(4) – The proposal to allow the ten vehicular directional signs
deviates from the standard in a nominal, inconsequential way when considered
from the perspective of the entire development plan. The signs that are the
subject of this modification are not visible from any street.
5. Third Modification – Section 3.8.7(M)(4)(c)
A. Standard – No full color electronic message centers are allowed.
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Section 3.8.7(M)(4)(c) reads as follows:
(c) A displayed message must be presented in a single color, value and hue and
the background must also be a single color, value and hue.
B. Description of the modification:
The sign code allows for electronic message center (EMC) signs, but requires
that the message be displayed in only one color at a time. The applicant is
proposing two such signs be located along College Avenue, and each proposed
to display messages in full color (more than one color at a time). The signs on
which the EMC’s will be placed are two-sided signs, but the EMC will be placed
only on the side facing oncoming traffic.
C. Summary of Applicant’s justification:
In the request for modification letter, the applicant states that a modification of
this standard is justified as set forth in Section 2.8.2(H)(2),(3), and (4) of the Land
Use Code, and states that:
…a concerted effort to design the signs in compliance with every aspect of the
code keeping in mind overall height, total square footage, and positioning on the
property. However, the signs have been designed with the EMC displays for the
following reasons: Many of the national brands located on the east side of the
mall property have little or no visibility from College Avenue. The redevelopment
of the Foothills Shopping District will also include multiple national tenants on the
east side of the mall, all of whom will require visibility from College Avenue as a
precondition to selecting this location.
In projects similar to this district, tenants require that they have a large presence
on the main road frontage as well as pylon signs or monument signs on all major
entrances to the mall. The remaining area of the sign is considered decorative
which will enhance the character of Foothills Mall and help define it as a unique
shopping district. This sign type will set a precedent for beautifully designed
signs for future developments in Fort Collins, Colorado. Additionally, the Project
redeveloper, Walton Foothills Holdings IV, LLC, (“Walton Foothills”) has
requested that 505Design incorporate an electronic medial display (EMD) into
the Project Entry Monument Signs. The intent is to allocate display time to
different tenants allowing them to feature different products and services. The
displayed media will meet all the digital sign requirements set forth in the LUC,
however 505Design and Alberta Development request that a modification for full
color be made in order to more precisely and accurately display movie posters,
fashion images or other “electronic posters”. The digital signage will bring
awareness to patrons driving along College Avenue helping to drive revenue and
bring further awareness to the Foothills Shopping District.
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First, the proposed Project will substantially alleviate an existing, defined,
described problem of Citywide concern, and address an important community
need. The City has identified the Foothills Mall as a Targeted Redevelopment
and Infill Site, and as a Catalyst Site in City Plan, and has adopted an urban
renewal plan in order to provide it with the tools needed to remedy the blighted
conditions on the site. The blighted conditions and the lack of investment on the
property are an identified problem of Citywide concern, and the proposed
redevelopment is the means by which the Applicant proposes to address this
concern. However, in order to ensure that the Project is successful in revitalizing
this area, it must create the conditions necessary to attract the best in class
tenants, and must also create the conditions necessary to facilitate the maximum
community participation and involvement to ensure both the success of those
tenants, and that the community actively uses and activates the public spaces.
The overall sign package is designed to accomplish these goals by providing a
tastefully designed and aesthetically pleasing but still modern and dynamic
system of communicating with the public. This system will not only promote the
individual tenants and their offerings on an ever-changing basis, but also can be
used to promote community events such as farmer’s markets, movie nights, ice
skating, and the holiday tree lighting. These events, and the tenant’s needs,
cannot be effectively communicated within the constraints of the monochrome
limits of the existing code.
Additionally, the Property itself suffers from constraints that limit its visibility from
College Avenue, the principal traffic generator for the site, and therefore hamper
its desirability to tenants. The site is deep, and many tenants will be located on
the side farthest away from College Avenue. The public spaces are also located
far from College Avenue. Although the significant landscaping proposed along
College Avenue is highly desirable to the community, it also further limits
visibility. Accordingly, the unique configuration of this site, with so much of the
available space located distant from the principal “front door” also creates the
need for this modification.
Finally, this proposed modification is truly minimal when considered in the overall
context of the proposed Project. The sign package has been dramatically
reduced from what was originally proposed, such that the remaining
modifications are truly minimal, and are the least degree of deviation required to
adequately address these issues and ensure the success of the Project.
D. Staff evaluation of the third modification request
Staff believes that the applicant has not demonstrated how this modification
request satisfies any of the four modification standards, and further believes that
the granting of this variance would be detrimental to the public good.
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Staff spent 2011 revising the City’s digital sign regulations, and the revisions
adopted by City Council included a ban on full-color displays. The year-long
process included many public meetings and other public outreach opportunities
and considerable involvement by the local business community.
The current regulations do allow message centers capable of displaying
messages in full color, as long as they’re programmed in such a manner that the
message is displayed in one color at a time. The applicant could consider
installing the full color capable modules now, programing them as currently
required but allowing the method of display to easily be changed in the event our
code is amended in the future to allow full color displays.
6. Fourth Modification – Section 3.8.7(M)(4)(d)
A. Standard – The size of an electronic message center (EMC) is limited to
not more than 50% of the sign face.
Section 3.8.7(M)(4)(d) reads as follows:
(d) The maximum allowed size of an electronic message center shall be fifty
percent (50%) of the total area of the sign face.
B. Description of the modification:
Two of the proposed ground signs along College Avenue are proposed to contain
an EMC. Specifically, the Sign Type 1.2B signs will be double-side with the
message display area of one side of the sign face of each sign being entirely an
EMC. The sign faces, including the cabinet and other decorative elements are
47.5 square feet, and the actual message display area is 30.5 square feet.
Therefore, the EMC is 64% of the total area of the sign.
C. Summary of Applicant’s Justification:
In the request for modification letter, the applicant states that a modification of
this standard is justified as set forth in Section 2.8.2(H)(2),(3), and (4) of the Land
Use Code, and states that:
The Project Entry Monument Signs with EMD screens have been added to the
Foothills Mall sign program to bring awareness to the wide array of national
tenants and their products and services. The digital screen only exceeds the
maximum allowed size by 6.85 square feet. The total area of the sign face is
illustrated at 47.5 square feet and the digital display is drawn at 30.5 square feet.
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The dimensions of the display versus the dimension of the total sign face have
been properly proportioned and stay true to the Project-wide design ascetics.
Additionally, the sign code permits EMD screens to exist up to 45 square feet.
505Design thoughtfully designed this sign at a significantly reduced scale to that
of the total allowance.
First, the proposed Project will substantially alleviate an existing, defined,
described problem of Citywide concern, and address an important community
need. The City has identified the Foothills Mall as a Targeted Redevelopment
and Infill Site, and as a Catalyst Site in City Plan, and has adopted an urban
renewal plan in order to provide it with the tools needed to remedy the blighted
conditions on the site. The blighted conditions and the lack of investment on the
property are an identified problem of Citywide concern, and the proposed
redevelopment is the means by which the Applicant proposes to address this
concern. However, in order to ensure that the Project is successful in revitalizing
this area, it must create the conditions necessary to attract the best in class
tenants, and must also create the conditions necessary to facilitate the maximum
community participation and involvement to ensure both the success of those
tenants, and that the community actively uses and activates the public spaces.
The overall sign package is designed to accomplish these goals by providing a
tastefully designed and aesthetically pleasing but still modern and dynamic
system of communicating with the public. This system will not only promote the
individual tenants and their offerings on an ever-changing basis, but also can be
used to promote community events such as farmer’s markets, movie nights, ice
skating, and the holiday tree lighting. These events, and the tenant’s needs,
cannot be effectively communicated within the constraints of the monochrome
limits of the existing code.
Additionally, the Property itself suffers from constraints that limit its visibility from
College Avenue, the principal traffic generator for the site, and therefore hamper
its desirability to tenants. The site is deep, and many tenants will be located on
the side farthest away from College Avenue. The public spaces are also located
far from College Avenue. Although the significant landscaping proposed along
College Avenue is highly desirable to the community, it also further limits
visibility. Accordingly, the unique configuration of this site, with so much of the
available space located distant from the principal “front door” also creates the
need for this modification.
Finally, this proposed modification is truly minimal when considered in the overall
context of the proposed Project. The sign package has been dramatically
reduced from what was originally proposed, such that the remaining
modifications are truly minimal, and are the least degree of deviation required to
adequately address these issues and ensure the success of the Project.
D. Staff evaluation of the fourth modification request:
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Section 2.8.2(H)(1) – Sign Type 1.2B is proposed to be 47.5 square feet per
face. The sign could be enlarged by adding additional graphics, up to 90 square
feet total, and the proposed 30.5 square foot EMC would then comply with the
code and a modification would not be required.
The purpose of this standard is to help ensure quality design of signs containing
an EMC. Staff believes that the proposed sign is well designed, containing a
substantial base and other design elements that match those proposed on the
other signs in the development, and that the plan submitted promotes the general
purpose of the standard equally well or better than would a sign that is double in
size with additional graphics.
Section 2.8.2(H)(4) – Staff believes that the proposed sign diverges from the
standard only in a nominal, inconsequential way when considered from the
perspective of the entire development plan. The EMC size exceeds the
maximum allowed by only 6.85 square feet.
7. Fifth Modification – Section 3.8.7(M)(4)(h)
A. Standard – no more than one electronic message center (EMC) sign per
street per development.
Section 3.8.7(M)(4)(h) reads as follows:
(h) With respect to sign permits issued after December 30, 2011, no more than
one (1) electronic message center sign shall be allowed to face each street
abutting or within any property and/or site specific development plan. The
minimum horizontal distance between electronic message center signs located
on the same side of a street shall be one hundred (100) feet measured in a
straight line.
B. Description of the modification:
The applicant is proposing two ground signs that contain an EMC (Sign Type
1.2B). The code limits the number of EMC signs to not more than one per street
abutting any property and/or site specific development plan, and requires that the
minimum distance between EMCs on adjacent properties and/or developments is
100 feet. The two proposed signs are located 1164 feet apart, are both facing
College Avenue, and are both within the boundaries of a single site specific
development plan.
C. Summary of Applicant’s justification:
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In the request for modification letter, the applicant states that a modification of
this standard is justified as set forth in Section 2.8.2(H)(2),(3), and (4) of the Land
Use Code, and states that:
The two Sign Type 1.2B locations have been located exactly 1164.32 feet apart.
While originally drawn on sign type 1.1 as two, two sided electronic displays, the
electronic media panels have been reduced to one per sign, totaling two
displays. The signs are located a significant distance apart: two streets and six
buildings separate these signs from each other. The signs have been
strategically located so that the digital face is oriented in the direction of
oncoming traffic and so the digital screens face away from each other.
First, the proposed Project will substantially alleviate an existing, defined,
described problem of Citywide concern, and address an important community
need. The City has identified the Foothills Mall as a Targeted Redevelopment
and Infill Site, and as a Catalyst Site in City Plan, and has adopted an urban
renewal plan in order to provide it with the tools needed to remedy the blighted
conditions on the site. The blighted conditions and the lack of investment on the
property are an identified problem of Citywide concern, and the proposed
redevelopment is the means by which the Applicant proposes to address this
concern. However, in order to ensure that the Project is successful in revitalizing
this area, it must create the conditions necessary to attract the best in class
tenants, and must also create the conditions necessary to facilitate the maximum
community participation and involvement to ensure both the success of those
tenants, and that the community actively uses and activates the public spaces.
The overall sign package is designed to accomplish these goals by providing a
tastefully designed and aesthetically pleasing but still modern and dynamic
system of communicating with the public. This system will not only promote the
individual tenants and their offerings on an ever-changing basis, but also can be
used to promote community events such as farmer’s markets, movie nights, ice
skating, and the holiday tree lighting. These events, and the tenant’s needs,
cannot be effectively communicated within the constraints of the monochrome
limits of the existing code.
Additionally, the Property itself suffers from constraints that limit its visibility from
College Avenue, the principal traffic generator for the site, and therefore hamper
its desirability to tenants. The site is deep, and many tenants will be located on
the side farthest away from College Avenue. The public spaces are also located
far from College Avenue. Although the significant landscaping proposed along
College Avenue is highly desirable to the community, it also further limits
visibility. Accordingly, the unique configuration of this site, with so much of the
available space located distant from the principal “front door” also creates the
need for this modification.
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Finally, this proposed modification is truly minimal when considered in the overall
context of the proposed Project. The sign package has been dramatically
reduced from what was originally proposed, such that the remaining
modifications are truly minimal, and are the least degree of deviation required to
adequately address these issues and ensure the success of the Project.
D. Staff evaluation of the justification:
Section 2.8.2(H)(4) - Staff believes that the proposed sign diverges from the
standard only in a nominal, inconsequential way when considered from the
perspective of the entire development plan.
The purpose of the standard is to limit EMC signs from being located close
together by ensuring adequate spacing along the streets of the city. The length
of the College Avenue frontage of the Foothills Mall development plan is about
1,850 feet, which is greater than most, if not all, commercial developments. The
1164 foot spacing between the two EMC signs is adequate to ensure that the
intent of the standard is met. Additionally, the proposed sign towards the north
boundary of the development is 350 feet from the north lot line, and the sign
towards the south end is 370 feet from the south lot line. These distances
ensure that the 100 foot spacing requirement will be met between any possible
future EMC signs on adjacent developments, thereby not impacting the ability of
those adjacent developments to install EMC signs.
RECOMMENDATION:
Staff recommends approval of the modification requests to the four Sections below,
finding that one or more of the standards for modification in Section 2.8.2(H) have been
satisfied as cited in the Staff Evaluations described above:
1. Section 3.8.7(G)(6) - Allow the vehicular directional signs (Sign Type 3.1) and the
two secondary entry monument signs (Sign Types 1.3A and 1.3B) to be located
on the interior of the site on lots that don’t have street frontage.
2. Section 3.8.7(G)(6) - Allow more than one ground sign per lot with regard to the
vehicular directional signs located on the interior of the site (Sign Type 3.1).
3. Section 3.8.7(M)(4)(d) - Allow the two electronic message center signs to exceed
50% of the total area of the sign face.
4 Section 3.8.7(M)(4)(h) - Allow two electronic message center signs to be located
approximately 1164 feet apart along the South College Avenue frontage abutting
the development.
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Staff recommends denial of the modification request to Section 3.8.7(M)(4)(c) to allow
full color electronic message center signs. As cited in the Staff Evaluation for the Third
Modification Request described above, staff believes that the applicant has not
demonstrated how this modification request satisfies any of the four modification
standards, and further finding that the granting of this variance would be detrimental to
the public good.
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Page 2
fine. But to say the garage does not count towards the floor area ration is just not appropriate. The
biggest issue to the neighborhood is the move to the densely populated, fully built out, suburban to
urban, change, that will profoundly change the character of old town. To a large degree, the rights of
homeowners, and the nature of the real estate market will move in that direction, without regard to any
changes government can make. But floor area ratio is the best, most objective, least subject to
discrimination, easiest to administer tool.
I support the new, proposed FAR standards. Regarding balconies needing to be counted as part of FAR
standards, please reference house at 122 S Whitcomb with its second story balcony which extends
beyond neighbor’s garages, uses majority of lot and reduces/diminishes neighbor’s privacy.
I think the changes (if approved) will help resolve some of the concerns presented by citizens in the
workshops. Will definitely be an improvement.
Not sure they go far enough to meet objectives.
I like what I hear. It sounds like it has the potential to close loopholes.
I am sure the potential revisions will upset larger lot owners.
It is a thinly veiled attempt to reinstate the FAR standards that were repealed by the public in ’11. It
should not be passed and it has been a gross waste of City time and resources and Council is out of line
in trying to push it through on short notice before an election.
Yes, Yes, Yes, Yes, Yes!!! The projects that are maxing out the standards or getting “variance” in (is
that a word?), are obtrusive, greedy, obsessive, completely against the character of the neighborhoods of
Old Town.
I like these suggestions. I think you’ve creatively allowed for growth without allowing for obscenity in
terms of size.
Please do not make additional restrictions on building standards. We are right back to what was
repealed before. This will damage the development of our growing neighborhood. People will leave or
decide to go elsewhere. This will financially impact our neighborhood and home values.
FAR!! 003 repealed this issue.
No adjustment to floor area ration (FAR) measurement. Petition in 2011 was successful and 003 was
repealed and City Council stated that if this issue came back, it would not be based on “FAR” . The
people of Fort Collins spoke via that petition in 2011.
Looks intelligent, fair, forward-looking.
Differentiation of NCL & NCM seems arbitrary. Use the NCL standard for both zones. Sliding scale by
lot size is good, but the FAR is still too high. It should be .30 for a 10,000 sq.ft. lot in both zones and
without the 250 sq. ft. accessory building exception.
New plan looks very positive in being able to place some limits without prohibiting reasonable
expansion of house sizes in the neighborhood.
Good idea to include elevated basements in the FAR. Should point out in presentations and to City
Council that non-elevated basements do not count in FAR thus possible to have more finished square
feet than what is listed in the tables presented.
If the new unit fits the lot it should be ok. Each lot design is different.
Using a sliding scale by lot size makes sense now. Yes, differentiate between the NCL and NCM zone
districts. OK – provide a 250 sq.ft. exception for detached rear accessory structures. Yes, work with a
revised floor area measurement method that considers high volume spaces.
Too restricted, limits creating decent sized family homes with garages. Prohibits diversity and value of
property.
I like them, particularly adding 3’ above ground basements and high ceiling rooms to the FAR.
Yes, differentiate between the NCL and NCM zone districts. Yes, provide a 250 sq.ft. exception for
detached rear accessory structures. No to: Work with a revised floor area measurement method that
considers high volume spaces.
Page 3
Check to see what Boulder is going to do about slanting roofs. Concerned about odd setbacks different
on north and south side.
Include balcony measurements into accounting the FAR requirements/calculations. I think the proposed
FAR standards are overly restrictive. Should have existing FAR the same. Limits to side wall height.
Should be on a case by case basis. One size does not fit all . . . especially in Old Town. The example
used for the NCL zone of a lot of 7,000 sq.ft. seemed like an extreme result. What good is a 250 sq.ft.
accessory building.
There is NO current problem.
5. Do you have comments on the potential side wall height standards for solar access?
Will this result in homes that do not fit into the overall character of the neighborhood?
Protecting neighbor’s light & sun is one of the most important requirements. Measurements taken at
12:00 noon, winter solstice. No loss of sun to neighbor needs to be the standard.
Not really – I think it’s a great idea to make the proposed changes.
Good idea
It’s only fair, for both solar & gardening.
Solar access is important so 18’ is generous.
At this time, I believe the proposal is too vague and should be studied further before a final proposal is
put forth for adoption.
The value of these Old Town lots and yards is greatly reduced as these extreme projects get taller and
closer to lot boundaries.
My only concern here is that we might end up with funky, lop-sided houses.
No more standards! Solar access can be blocked by planting a tree and everyone supports tree planting.
Standards do not address this without negatively effecting home values.
For our property it’s not a large impact but larger lots are greatly impacted. Large houses are not out of
place in Old Town, just need to be done in character.
What about landscaping – trees grow – is that an issue? Old Town has big trees – do you want them cut
down!?
Limit wall height at the minimum side setback on the north side of the lot to preserve solar access.
I am strongly in favor of the standards as defined
Applying only to large additions or new construction is a huge loophole. Somebody could build a 250
sq.ft addition on a roof and significantly shade a neighbor to the north. Is there a sliding scale so
houses/additions built at a 5’6” setback can’t move up to 18’? Also, the 1:1 height increase for lots
narrower than 40’ seems overly generous. A tall house on a narrow lot has a greater potential to impact
neighbors, so maybe buying a narrow lot should limit what you can do. A height increase of 6” for each
foot narrower than 40’ with a maximum of 16’ would be better.
North-south impact is addressed well without being overly prohibitive. East-west impacts may need to
be considered as well.
Good idea for north facing wall heights restrictions.
Doesn’t apply to my lot, but it is an important issue. Yes, apply only to large additions and new
construction adjacent to a neighbor to the north. Yes, limit wall height at the minimum side setback on
the north side of the lot to preserve solar access.
Properties are in flux. A single story home may become a two story in the future. South properties are
always subject to a northern neighbor . . . which may also change height in the future.
I like the concept although I’m concerned about asymmetrical roofs.
OK, apply only to large additions and new construction adjacent to a neighbor to the north. Yes, limit
wall height at the minimum side setback on the north side of the lot to preserve solar access.
Solar access protection needs to be set at winter solstice rather than spring equinox.
Needs to have a variance for homes that are forced to raise their base elevations due to flood plains.
Page 4
6. Do you have comments on the potential additional building design standards to address front and side
façade character?
The illustrations I saw on the poster do not reflect the character of homes in the area. I think it’s a good
idea but designs need to be tweaked.
I am in favor!
This should be approached with caution. Jackson Hole did it and now it looks like a Disney theme park.
Variety is good.
Compatibility with other buildings important.
Tightening up the standards will ensure that the character of a neighborhood will evolve gracefully.
I love that you’re not only looking at FAR but you’re considering design as well. Thank you.
No more standards! This will negatively impact our neighborhoods.
This design standard alone could address many of the out of place renovations.
Provide a menu of options to address the character of front and side facades.
Positive
Can’t legislate accounting for task. It is a diverse neighborhood. That’s part of the flavor of Eastside.
Save the cookie-cutter mindset for the “burbs”.
New plan offers good options. Design assistance will help achieve better outcomes.
Good ideas
An important issue to maintain the character of the neighborhoods. I enjoyed judging the various
facades at the Lopez Elementary workshop. OK, apply only to large additions and new construction – it
saves time and effort spent on small projects. OK, provide a menu of options to address the character of
front and side facades.
They are ok
No to: Apply only to large additions and new construction. Yes, provide a menu of options to address
the character of front and side facades. Develop standards for front setback to align with others on the
block. Address porches, trim, etc. to mimic nearby older homes.
Are porches the only way to create a more friendly façade in character? I think the standards are narrow
and will create a cookie cutter effect and most likely unintended consequences.
Why should the City get involved in how people design their homes? It’s all subjective.
7. Do you have other comments and feedback?
These neighborhoods are the jewels of Fort Collins, and their character needs to be preserved. It’s what
makes them so popular.
Please do not make the building process (permits, notifications, etc.) expensive. Voluntary design
guidelines and example designs – Great!
“Neighborhood Contexts??” On one hand they do seem to assign a label to neighborhoods. But so
what! I see this as a first step in an unannounced hidden agenda towards mandating HOA. Folks can
see the context of the neighborhoods without a government definition.
Consultation with neighbors before building may reduce disharmony and help create a neighborly
feeling. In the case of a builder/developer building a spec house to be sold in near future, hold these
houses to the standards & insist on neighborhood meeting for guidance. City needs to be proactive in
designating historic home protection recognizing the desirability of living in these neighborhoods and
the fact that some people have so much money they can buy, scrape & build anything.
Keep doing this. I hope City Council will enforce these changes. Keep our neighborhood’s historic
character.
Pleased that you have a significantly involved those of us living in the areas. Hope City council has
same approach vs. only interests of developers.
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I don’t believe there is enough evidence of a problem caused by the current FAR standards that will be
solved by the proposed new standards. Furthermore, I feel that Council is attempting to railroad through
new standards that the community has shown they do not support (i.e. the 2011 repeal of an extremely
similar FAR standard to the one now being proposed). Additionally, the graphs and presentation is
misleading (i.e. the 250 sq.ft. exemption for detached structures).
The market does an excellent job of monitoring the developing and maintaining the market. This
tinkering isn’t going to do anything except screw up the market and leave some properties that should be
address without a suitor. Your building size is ratcheted down so that no one will buy the old houses
and fix them up – not profitable. You are seriously messing with the market which is the best control.
Thanks for all your hard work in this lengthy and difficult process. Even if we pretend not to like you!!
We still appreciate your time.
Great job so far, we need change for the better!
I really appreciate how well you all have listened to the community. I feel like you’ve done a good job
at considering all sides of these issues. I also think you’ve come up with some creative solutions that
have the potential to work well. I especially liked being able to see how a newly built house might look
different under your new proposals. This really helped to solidify in my mind what exactly the
proposals would mean. Thanks for all your hard work.
The redevelopment and growth of our neighborhood will be stunted with these standards being
implemented again. These changes were repealed once before but the agenda of the Council is being
pushed. Not the voice of the community. These last minute explanations and last minute finalization of
suggestions leading to meetings where decisions will be made is exactly what happened last time. This
is not ok. No more standards.
I worry if we get too prescriptive, young families will not look to move/reinvest in Old Town. Without
flexibility, many people will get priced out of the Old Town market. The neighborhood will eventually
grow stagnant and start to decline.
I believe the new construction is good for the neighborhood. Keep the current standards. I thought this
was sealed a couple of years ago. The people of Fort Collins have spoken by repealing 003.
Grade is required to be raised in some of the area because of a high water table, so home owners are
being penalized with height restrictions, based on existing City imposed restrictions. In considering
financial impacts, both positive and negative impacts should be considered. Improvement of
neighboring properties improves the neighborhood as a whole . . . property values go up, and this is what
causes taxes to go up. Property value increase only benefits the community.
Great job. Wonderful outreach. Cooperative approach. Nicely phased. Good communication. Kudos
to City, Winter, other support staff.
Case by case – some projects are more disappointing in their choices than others. Don’t punish the
many for the disappointments of the few. Happy that due to additions, new builds, etc. that families are
able to thrive in Old Town.
1. Thank you for finally listening to citizens and council by addressing solar access. It’s a good start,
but it needs to directly protect solar access (e.g. regardless of lot size or width, or building size, additions
or new houses would not be allowed to cast a shadow higher than 5’ on a house to the north built at the
5’ setback, at noon on Dec. 21). This would allow maximum flexibility for construction without
allowing a negative environmental or economic impact (by shading windows) on neighbors to the north.
2. Why do the standards kick in at 2,500 sq. ft. for new construction, but 3,000 total sq.ft. for additions?
2,000 sq. ft. would be a good threshold for both. Remember, it’s not saying a house can’t be bigger – it
just says you have to consider your neighbors.
Thanks for the good work.
Didn’t we go through this two years ago? Things are working ok now – no action is needed.
It appears from this information and my discussion with Abe that converting my one-car garage to a
two-car garage will not exceed the potential FAR standard.
Page 6
It always seems to go back to the City Council’s agenda of changing the FAR and creating restrictive
standards that were vetoed last year!!! I feel that these changes affect the property values and
desirability of Old Town. WATCH OUT!! Is this even legal? Put it to a vote, not a Council that
determines citizen’s outcome! Washed A LOT of resources $$ to get this FAR changed again. Outrage.
Provide for neighbors consultation on new building and in some cases remodels. Work toward
neighborhood harmony.
It might be helpful to make a table that shows total FAR by lot size with an assumed addition of a full
basement to estimate total possible finished square footage. For example, a NCL lot of 7,000 sq.ft.
could allow a 2,650 sq.ft. FAR. If that 2,650 is two floors of 1,200 sq.ft. each plus a detached garage,
then a full basement could be 1,200 sq.ft. and usable space would really be closer to 3,600 sq.ft.
City Council is once again creating a mountain out of a mole hill. Fort Collins is land locked and in one
breath the “City” promotes infill projects and building up not out, and in the other breath they restrict
future building and improvements by making regulations over restrictive. Fort Collins (City Council)
needs to figure out what they really want and they need to listen to all the people – not just the loud few.
Regarding high volume space being counted as two floors – why would that matter? This will
financially impact the home.
Can we please finally allow the FAR conversation to die? The citizens spoke in 2011, and they don’t
want it. Just because there are two City Council members who are so arrogant as to believe that their
opinions are more important than the thousands of citizens who signed on to repeal the last FAR
proposal doesn’t make it right.
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ORDINANCE NO. ___, 2013
OF THE COUNCIL OF THE CITY OF FORT COLLINS
AMENDING THE LAND USE CODE IN ACCORDANCE WITH
THE EASTSIDE/WESTSIDE CHARACTER STUDY
WHEREAS,
NOW, THERFORE, BE IT ORDAINED BY THE COUNCIL OF THE CITY OF FORT
COLLINS as follows:
Section 1. That Section 2.10.2(F) of the Land Use Code is hereby amended to read as
follows:
(F) Step 6 (Notice): Section 2.2.6(A) only applies, except that “5800 feet” shall be
changed to “150 feet”, and for single-family houses in the NCL and NCM zone
districts, eight hundred (800) feet shall be changed to five hundred (500) feet for
variance requests for:
(a) Construction that results in a two (2) story house where a one (1) story house
previously existed and where there is at least one (1) lot abutting the side of
the subject lot and the house on such abutting lot is one (1) story; or
(b) Construction of a new house that is greater than two thousand five hundred
(2,500) square feet; or
(c) Construction of an addition that results in a total square footage of more than
three thousand (3,000) square feet;
and "14 days" shall be changed to "7 days," everywhere they occur in Section
2.2.6.(A). Section 2.2.6(B)-(D) shall not apply.
Section 2. That Section 4.7(D) of the Land Use Code is hereby amended to read as
follows:
(D) Land Use Standards.
(1) Density Required Lot Area. Minimum lot area shall be equivalent to at least two
and one-half (21/2) times the total floor area of the building(s), but not be less
than six thousand (6,000) square feet. For the purposes of calculating density,
"total floor area" shall mean the total gross floor area of all principal buildings as
measured along the outside walls of such buildings and including each finished or
unfinished floor level plus the total gross floor area of the ground floor of any
accessory building larger than one hundred twenty (120) square feet, plus that
portion of the floor area of any second story having a ceiling height of at least
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seven and one-half (71/2) feet located within any such accessory building located
on the lot. (Open balconies and basements shall not be counted as floor area for
purposes of calculating density).
(2) Allowable Floor Area on Lots.
(a) The allowable floor area shall be as follows:
(1) On a lot of less than five thousand (5,000) square feet, the
allowable floor area for single-family dwellings and buildings
accessory to single-family dwellings shall not exceed forty (40)
percent of the lot area.
(2) On a lot that is between five thousand (5,000) square feet and ten
thousand (10,000) square feet, the allowable floor area for single-
family dwellings and buildings accessory to single-family
dwellings shall not exceed twenty (20) percent of the lot area plus,
one thousand (1,000) square feet. On a lot that is between six
thousand (6,000) square feet and ten thousand (10,000) square feet,
an additional two hundred-fifty (250) square feet shall be added for
a detached accessory structure.
(3) On a lot that is more than ten thousand (10,000) square feet, the
allowable floor area for single-family dwellings and buildings
accessory to single-family dwellings shall not exceed thirty (30)
percent, plus two hundred-fifty (250) square feet for a detached
accessory structure.
(4) The allowable floor area for buildings containing permitted uses
other than single-family dwellings and buildings accessory to
single-family dwellings shall not exceed forty (40) percent of the
lot area.
(b) For the purpose of calculating allowable floor area, one hundred (100)
percent of the floor area of the following spaces and building elements
shall be included:
(1) The total floor area of all principal buildings as measured along the
outside walls of such buildings and including each finished or
unfinished floor level plus the total floor area of the ground floor
of any accessory building larger than one hundred twenty (120)
square feet, plus that portion of the floor area of any second story
having a ceiling height of at least seven and one-half (7-1/2) feet
located within such accessory building on the lot.
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(2) Basement floor areas where the exterior basement walls are
exposed by more than three (3) feet above adjacent finished grade.
(3) Roofed porches, balconies and breezeways that are enclosed on
more than two sides.
(c) For the purpose of calculating allowable floor area, the floor area of the
following spaces and building elements shall be counted at two hundred
(200) percent:
High volume spaces on the first or second floor where the distance
between the floor and the ceiling or roof rafters directly above is greater
than fourteen (14) feet.
(d) For the purpose of calculating allowable floor area, the floor area of the
following spaces and building elements shall not be included:
The first two hundred and fifty (250) square feet of a detached accessory
building, provided that it is located behind a street-fronting principal
building and is separated from such principal building by at least ten (10)
feet.
(3) Allowable Floor Area on Rear Half of Lots. The allowable floor area on the rear
half of a lot shall not exceed twenty five (25) percent of the area of the rear fifty
(50) percent of the lot.
(24) Residential. Any new single-family dwelling that is proposed to be located behind
a street-fronting principal building shall contain a maximum of eight hundred
(800) square feet of floor area unless such new single-family dwelling contains a
two-car garage, in which case it shall contain a maximum of one thousand (1,000)
square feet of floor area, including the garage. Floor area shall include all floor
space within the basement and first floor plus that portion of the floor area of any
second story having a ceiling height of at least seven and one-half (7½) feet. A
new single-family dwelling may be located in any area of the rear portion of such
lot, provided that it complies with the setback requirements of this District and
there is at least a ten-foot separation between structures. The building footprint for
such single-family dwelling shall not exceed six hundred (600) square feet.
(35) Accessory Buildings With Habitable Space (or Potential Future Habitable Space).
Any accessory building with water and/or sewer service shall be considered to
have habitable space. Any person applying for a building permit for such a
building shall sign and record with the Larimer County Clerk and Recorder an
affidavit stating that such accessory structure shall not be used as a dwelling unit.
All applicable building permits issued for such buildings shall be conditioned
upon this prohibition. Any such structure containing habitable space that is
located behind a street-fronting principal building shall contain a maximum of six
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hundred (600) square feet of floor area. Floor area shall include all floor space
within the basement and ground floor plus that portion of the floor area of any
second story having a ceiling height of at least seven and one-half (7½) feet. Such
accessory building may be located in any area of the rear portion of a lot,
provided that it complies with the setback requirements of this District and there
is at least a ten-foot separation between structures.
(46) Accessory Buildings Without Habitable Space. Any accessory building without
water and/or sewer service, which has not been declared to contain habitable
space by the applicant, shall not exceed a total floor area of six hundred (600)
square feet. Floor area shall include all floor space (including basement space)
within the building having a ceiling height of at least seven and one-half (7½)
feet.
(5) Floor Area Ratio (FAR). Lots are subject to a maximum FAR of twenty-five
hundredths (0.25) on the rear fifty (50) percent of the lot as it existed on October
25, 1991. The lot area used as the basis for the FAR calculation shall be
considered the minimum lot size within the zone district.
Section 3. That Section 4.7(E) of the Land Use Code is hereby amended to read as
follows:
(E) Dimensional Standards.
. . .
(4) Minimum Side Yard and Maximum Wall Height. Minimum side yard width shall
be five (5) feet for all interior side yards. Whenever any portion of a building wall
or building along a side lot line exceeds eighteen (18) feet in height, as measured
from the existing grade at the interior side lot line adjacent to the wall, such
portion of the building wall or building shall be set back from the interior side lot
line an additional one (1) foot, beyond the minimum required, for each two (2)
feet or fraction thereof of building wall or building height that exceeds eighteen
(18) feet in height, except as provided for in “a” below. Minimum side yard width
shall be fifteen (15) feet on the street side of any corner lot. Notwithstanding the
foregoing, minimum side yard width for schools and places of worship shall be
twenty-five (25) feet (for both interior and street sides).
(a) Solar Access Setbacks. For building construction that results in:
1. a two(2) story house where a one (1) story house previously
existed, or
2. a new house that is greater than two thousand five hundred (2,500)
square feet, or
3. an addition that results in a total square footage of more than three
thousand (3,000) square feet, and
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4. construction on a lot where there is a lot abutting the north side of
the subject lot and the house on such abutting lot is one (1) story,
height shall be reduced to preserve solar access on adjacent lots such that
whenever any portion of a north-facing side building wall that adjoins a lot to the
north exceeds fourteen (14) feet in height, as measured from the existing grade at
the interior side lot line adjacent to the wall, such portion of the building wall
shall be set back from the interior side lot line an additional one (1) foot beyond
the minimum required, for each one (1) foot, or fraction thereof, of building wall
that exceeds fourteen (14) feet in height. For lots that are forty (40) feet or less in
width, the fourteen (14) foot starting height may be increased by one (1) foot for
each one (1) foot of decreased lot width up to a maximum starting height of
eighteen (18) feet.
Figure XX: Minimum Side Yard Width and Maximum Building Wall Height
*Applies only to north-facing building walls adjoining a property to the north for
building construction that results in a two (2) story house where a one (1) story house
previously existed, or when the construction is for a new house that is greater than two
thousand five hundred (2,500) square feet, or for an addition that results in a total square
footage of more than three thousand (3,000) square feet, and where there is a lot abutting
the north side of the subject lot and the house on such abutting lot is one (1) story.
(5) Maximum building height shall be two (2) stories, except in the case of carriage
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houses, and accessory buildings containing habitable space, which shall be a
maximum of one and one-half (1-1/2) stories.
Section 4. That Section 4.7(F) of the Land Use Code is hereby amended to read as
follows:
(F) Development Standards.
(1) Building Design.
. . .
(h) Front Façade Character. When building construction results in:
1. a two (2) story house where a one (1) story house previously
existed and where there is at least one (1) lot abutting the side of
the subject lot and the house on such abutting lot is one (1) story,
or
2. a new house that is greater than two thousand five hundred (2,500)
square feet, or
3. a second-story addition that results in a total square footage of
more than three thousand (3,000) square feet
at least one (1) front façade feature from the menu below shall be included
to promote pedestrian orientation and compatibility with the character of
the structures on the block face:
Figure XX: Menu of Design Options for Front Façade Character
Limited Two Story Façade
One Story Element
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Two-story front-façade width is no more than 40’,
with any remaining two-story front façade set back
an additional six (6) feet from the street.
The portion of the façade closest to the street is
one-story, with any two-story façade set back an
additional six (6) feet from the street.
Covered Entry Feature
A covered entry feature such as a front porch or
stoop is located on the front façade. The feature
shall have a minimum depth of at least six (6) feet.
(as measured from the building façade to the posts
and railings) and a minimum length of eight (8) feet.
(i) Side Façade Character. When building construction results in:
1. a new house that is greater than two thousand five hundred (2,500)
square feet, or
2. a second-story addition that results in a total square footage of
more than three thousand (3,000) square feet
at least one (1) side façade feature from the menu below shall be included to
address potential looming and privacy impacts on neighbors:
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Figure XX: Menu of Design Options for Side Façade Character
Wall Offset
Two-story façade width at the minimum side yard is no
more than forty (40) feet, with any remaining two-story
façade set back an additional six (6) feet beyond the
minimum required side yard.
Step Down in Height
Two-story façade width at the minimum side
yard is no more than forty (40) feet, with any
remaining façade width at the minimum side
yard reduced to one-story.
One Story Element
A one-story building element with a minimum depth of
six (6) feet is located at the minimum side yard.
Additional Setback
Any two-story façade is set back an additional
six (6) feet beyond the minimum required side
yard.
. . .
Section 5. That Section 4.8(D) of the Land Use Code is hereby amended to read as
follows:
(D) Land Use Standards.
(1) Density/Intensity of Development Required Lot Area. Minimum lot area shall be
equivalent to at least two (2) times the total floor area of the building(s), but not
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be less than the following: five thousand (5,000) square feet for a single-family or
two-family dwelling and six thousand (6,000) square feet for all other uses. For
the purposes of calculating density, "total floor area" shall mean the total gross
floor area of all principal buildings as measured along the outside walls of such
buildings and including each finished or unfinished floor level plus the total gross
floor area of the ground floor of any accessory building larger than one hundred
twenty (120) square feet, plus that portion of the floor area of any second story
having a ceiling height of at least seven and one-half (71/2) feet located within
any such accessory building located on the lot. (Open balconies and basements
shall not be counted as floor area for purposes of calculating density).
(2) Allowable Floor Area on Lots.
(a) The allowable floor area shall be as follows:
(1) On a lot of less than four thousand (4,000) square feet, the
allowable floor area for single-family dwellings and buildings
accessory to single-family dwellings shall not exceed fifty (50)
percent of the lot area.
(2) On a lot that is between four thousand (4,000) square feet and ten
thousand (10,000) square feet, the allowable floor area for single-
family dwellings and buildings accessory to single-family
dwellings shall not exceed twenty-five (25) percent of the lot area
plus one thousand (1,000) square feet. On a lot that is between six
thousand (6,000) square feet and ten thousand (10,000) square feet,
an additional two hundred-fifty (250) square feet shall be added for
a detached accessory structure.
(3) On a lot that is more than ten thousand (10,000) square feet, the
allowable floor area for single-family dwellings and buildings
accessory to single-family dwellings shall not exceed thirty-five
(35) percent of the lot area, plus two hundred-fifty (250) square
feet for a detached accessory structure.
(4) The allowable floor area for buildings containing permitted uses
other than single-family dwellings and buildings accessory to
single-family dwellings shall not exceed forty (40) percent of the
lot area.
(b) For the purpose of calculating allowable floor area, one hundred (100)
percent of the floor area of the following spaces and building elements
shall be included:
(1) The total floor area of all principal buildings as measured along the
outside walls of such buildings and including each finished or
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unfinished floor level plus the total floor area of the ground floor
of any accessory building larger than one hundred twenty (120)
square feet, plus that portion of the floor area of any second story
having a ceiling height of at least seven and one-half (7-1/2) feet
located within such accessory building located on the lot.
(2) Basement floor areas where the exterior basement walls are
exposed by more than three (3) feet above adjacent finished grade.
(3) Roofed porches, balconies and breezeways that are enclosed on
more than two (2) sides.
(c) For the purpose of calculating allowable floor area, the floor area of the
following spaces and building elements shall be counted at two hundred
(200) percent:
High volume spaces on the first or second floor where the distance
between the floor and the ceiling or roof rafters directly above is greater
than fourteen (14) feet.
(d) For the purpose of calculating allowable floor area, the floor area of the
following spaces and building elements shall not be included:
The first two hundred and fifty (250) square feet of a detached accessory
building, provided that it is located behind a street-fronting principal
building and is separated from such principal building by at least ten (10)
feet
(3) Allowable Floor Area on Rear Half of Lots. The allowable floor area on the rear
half of a lot shall not exceed thirty-three (33) percent of the area of the rear fifty
(50) percent of the lot.
(24) Residential. Any new single-family dwelling that is proposed to be located behind
a street-fronting principal building shall contain a maximum of eight hundred
(800) square feet of floor area unless such new single-family dwelling contains a
two-car garage, in which case it shall contain a maximum of one thousand (1,000)
square feet of floor area, including the garage. Floor area shall include all floor
space within the basement and first floor plus that portion of the floor area of any
second story having a ceiling height of at least seven and one-half (7½) feet. A
new single-family dwelling may be located in any area of the rear portion of such
lot, provided that it complies with the setback requirements of this District and
there is at least a ten-foot separation between structures. The building footprint for
such single-family dwelling shall not exceed six hundred (600) square feet.
(35) Accessory Buildings With Habitable Space (or Potential Future Habitable Space).
Any accessory building with water and/or sewer service shall be considered to
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have habitable space. Any person applying for a building permit for such a
building shall sign and record with the Larimer County Clerk and Recorder an
affidavit stating that such accessory structure shall not be used as a dwelling unit.
All applicable building permits issued for such buildings shall be conditioned
upon this prohibition. Any such structure containing habitable space that is
located behind a street-fronting principal building shall contain a maximum of six
hundred (600) square feet of floor area. Floor area shall include all floor space
within the basement and ground floor plus that portion of the floor area of any
second story having a ceiling height of at least seven and one-half (7½) feet. Such
accessory building may be located in any area of the rear portion of a lot,
provided that it complies with the setback requirements of this District and there
is at least a ten-foot separation between structures.
(46) Accessory Buildings Without Habitable Space. Any accessory building without
water and/or sewer service, which has not been declared to contain habitable
space by the applicant, shall not exceed a total floor area of six hundred (600)
square feet. Floor area shall include all floor space (including basement space)
within the building having a ceiling height of at least seven and one-half (7½)
feet.
(5) Floor Area Ratio (FAR). Lots are subject to a maximum FAR of twenty-five
hundredths (0.25) on the rear fifty (50) percent of the lot as it existed on October
25, 1991. The lot area used as the basis for the FAR calculation shall be
considered the minimum lot size within the zone district.
Section 6. That Section 4.8(E) of the Land Use Code is hereby amended to read as
follows:
(E) Dimensional Standards
. . .
(4) Minimum Side Yard and Maximum Wall Height. Minimum side yard width shall
be five (5) feet for all interior side yards. Whenever any portion of a building wall
or building along a side lot line exceeds eighteen (18) feet in height, as measured
from the natural grade at the interior side lot line adjacent to the wall, such portion
of the building wall or building shall be set back from the interior side lot line an
additional one (1) foot, beyond the minimum required, for each two (2) feet or
fraction thereof of building wall or building height that exceeds eighteen (18) feet
in height, except as provided for in “a” below. Minimum side yard width shall be
fifteen (15) feet on the street side of any corner lot. Notwithstanding the
foregoing, minimum side yard width for schools and places of worship shall be
twenty-five (25) feet (for both interior and street sides).
(a) Solar Access Setbacks. For building construction that results in:
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1. a two (2) story house where a one (1) story house previously
existed, or
2. a new house that is greater than two thousand five hundred (2,500)
square feet, or
3. an addition that results in a total square footage of more than three
thousand (3,000) square feet, and
4. construction on a lot where there is a lot abutting the north side of
the subject lot and the house on such abutting lot is one (1) story
building height shall be reduced to preserve solar access on adjacent lots
such that whenever any portion of a north-facing side building wall that
adjoins a lot to the north exceeds fourteen (14) feet in height, as measured
from the existing grade at the interior side lot line adjacent to the wall,
such portion of the building wall shall be set back from the interior side lot
line an additional one (1) foot beyond the minimum required, for each one
(1) foot, or fraction thereof, of building wall that exceeds fourteen (14)
feet in height. For lots that are forty (40) feet or less in width, the fourteen
(14) foot starting height may be increased by one (1) foot for each one (1)
foot of decreased lot width up to a maximum starting height of eighteen
(18) feet.
Figure XX: Minimum Side Yard Width and Maximum Building Wall Height
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*Applies only to north-facing building walls adjoining a property to the north for
building construction that results in a two (2) story where a one (1) story previously
existed, or when the construction is for a new house that is greater than two thousand five
hundred (2,500) square feet, or for an addition that results in a total square footage of
more than three thousand (3,000) square feet, and where there is a lot abutting the north
side of the subject lot and the house on such abutting lot is one (1) story.
(5) Maximum building height shall be two (2) stories, except in the case of
carriage houses, and accessory buildings containing habitable space, which
shall be a maximum of one and one-half (11/2) stories.
Section 7. That Section 4.8(F) of the Land Use Code is hereby amended to read
as follows:
(F) Development Standards
(1) Building Design.
. . .
(h) Front Façade Character. When building construction results in:
1. a two (2) story house where a one (1) story house previously
existed and where there is an abutting house on either side that is
one (1) story, or
2. a new house that is greater than two thousand five hundred (2,500)
square feet, or
3. a second-story addition that results in a total square footage of
more than three thousand (3,000) square feet
at least one (1) front façade feature from the menu below shall be included
to promote pedestrian orientation and compatibility with the character of
structures on the block face:
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Figure XX: Menu of Design Options for Front Façade Character
Limited Two Story Façade
Two-story front-façade width is no more than 40’,
with any remaining two-story front façade set back
an additional six (6) feet from the street.
One Story Element
The portion of the façade closest to the street is
one-story, with any two-story façade set back an
additional six (6) feet from the street.
lCovered Entry Feature
A covered entry feature such as a front porch or
stoop is located on the front façade. The feature
shall have a minimum depth of at least six (6) feet
(as measured from the building façade to the posts
and railings) and a minimum length of eight (8) feet.
(i) Side Façade Character. When building construction results in:
1. a new house that is greater than two thousand five hundred (2,500)
square feet, or
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2. a second-story addition that results in a total square footage of
more than three thousand (3,000) square feet
at least one (1) side façade feature from the menu below shall be included to
address potential looming and privacy impacts on neighbors:
Figure XX: Menu of Design Options for Side Façade Character
Wall Offset
Two-story façade width at the minimum side yard is no
more than forty (40) feet, with any remaining two-story
façade set back an additional six (6) feet beyond the
minimum required side yard.
Step Down in Height
Two-story façade width at the minimum side
yard is no more than forty (40) feet, with any
remaining façade width at the minimum side
yard reduced to one-story.
One Story Element
A one-story building element with a minimum depth of
six (6) feet is located at the minimum side yard.
Additional Setback
Any two-story façade is set back an additional
six (6) feet beyond the minimum required side
yard.
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Introduced, considered favorably on first reading, and ordered published this___ day of
_______, A.D. 2013, and to be presented for final passage on the ____ day of ______, A.D.
2013.
_________________________________
Mayor
ATTEST:
_____________________________
City Clerk
Passed and adopted on final reading on the _____ day of ________, A.D. 2013.
_________________________________
Mayor
ATTEST:
_____________________________
City Clerk
Community Development & Neighborhood Services
281 North College Avenue
P.O. Box 580
Fort Collins, CO 80522.0580
970.416.2740
970.224.6134- fax
fcgov.com
Planning, Development & Transportation
MEMORANDUM
DATE: February 6, 2013
TO: Members of the Planning and Zoning Board
FROM: Pete Wray, Senior City Planner
THRU: Sherry Albertson-Clark, Interim Planning Manager
Laurie Kadrich, Community Development & Neighborhood Services Director
RE: Eastside & Westside Neighborhoods Character Study
This read before memo provides additional information regarding the Eastside & Westside
Neighborhoods Character Study to the Board prior to the Hearing on February 7, 20123. City
Council has requested an additional work session scheduled for next Tuesday, February 12. The
focus of this discussion will be potential Land Use Code amendments pertaining to Floor Area
Ratio (FAR) options to be considered for the Ordinance on 1st Reading.
In preparation for the Work Session staff has developed two options for the proposed Ordinance
(A and B). Option A is essentially the same as what you previously received and includes a
revision to existing FAR standards using a new formula. The only difference with Option B is it
does not include a revision to the existing FAR formula. Staff has included with this memo these
two draft options to replace the proposed Ordinance you received in your packet.
Staff has also included with this memo an additional FAR comparison table for both districts
showing existing FAR, proposed new formula, and previous 2011 formula.
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OPTION A
ORDINANCE NO. ___, 2013
OF THE COUNCIL OF THE CITY OF FORT COLLINS
MAKING AMENDMENTS TO THE CITY OF FORT COLLINS
LAND USE CODE PERTAINING TO IMPLEMENTATION OF THE
EASTSIDE AND WESTSIDE NEIGHBORHOODS CHARACTER STUDY
WHEREAS, in 2010, City staff conducted an Eastside/Westside Neighborhood Study
which resulted in an ordinance being approved by the City Council which was later repealed in
response to a citizen petition; and
WHEREAS, in June 2011, City staff initiated a new Eastside/Westside Neighborhood
Character Study (the “Study”) after receiving direction from City Council to take a fresh look at
neighborhood compatibility and character issues in the neighborhoods near downtown; and
WHEREAS, the basis of the Study is to respond to continued concerns with respect to
potential impacts of building additions and new construction in the City’s oldest neighborhoods;
and
WHEREAS, the Study process included extensive public outreach and the consideration
of the proposed Code changes arising from the Study by the Planning and Zoning Board, the
Landmark Preservation Commission, the Zoning Board of Appeals and the Building Review
Board; and
WHEREAS, the direction from the Study is to amend the Land Use Code in the
following particulars:
1. Expand the existing notification distance for some Zoning Board of Appeals
variance requests,
2. Revise the existing Floor Area Ratio (FAR) standards using a new formula to
lower the largest allowable house sizes, and adjust the method for calculating allowable floor
area,
3. Adjust the method for measuring the height of a new wall along a side lot line,
4. Incorporate a new solar access standard,
5. Incorporate new design standards with a menu of options for front and side
building façade features; and
WHEREAS, the City Council has determined that the proposed changes to the Land Use
Code are in the best interests of the City.
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NOW, THERFORE, BE IT ORDAINED BY THE COUNCIL OF THE CITY OF FORT
COLLINS as follows:
Section 1. That Section 2.10.2(F) of the Land Use Code is hereby amended to read as
follows:
(F) Step 6 (Notice): Section 2.2.6(A) only applies, except that “5800 feet” shall be
changed to “150 feet”, and for single-family houses in the NCL and NCM zone
districts, eight hundred (800) feet shall be changed to five hundred (500) feet for
variance requests for:
(a) Construction that results in a two (2) story house where a one (1) story house
previously existed and where there is at least one (1) lot abutting the side of
the subject lot and the house on such abutting lot is one (1) story; or
(b) Construction of a new house that is greater than two thousand five hundred
(2,500) square feet; or
(c) Construction of an addition that results in a total square footage of more than
three thousand (3,000) square feet;
and "14 days" shall be changed to "7 days," everywhere they occur in Section
2.2.6.(A). Section 2.2.6(B)-(D) shall not apply.
Section 2. That Section 4.7(D) of the Land Use Code is hereby amended to read as
follows:
(D) Land Use Standards.
(1) Density Required Lot Area. Minimum lot area shall be equivalent to at least two
and one-half (21/2) times the total floor area of the building(s), but not be less
than six thousand (6,000) square feet. For the purposes of calculating density,
"total floor area" shall mean the total gross floor area of all principal buildings as
measured along the outside walls of such buildings and including each finished or
unfinished floor level plus the total gross floor area of the ground floor of any
accessory building larger than one hundred twenty (120) square feet, plus that
portion of the floor area of any second story having a ceiling height of at least
seven and one-half (71/2) feet located within any such accessory building located
on the lot. (Open balconies and basements shall not be counted as floor area for
purposes of calculating density).
(2) Allowable Floor Area on Lots.
(a) The allowable floor area shall be as follows:
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(1) On a lot of less than five thousand (5,000) square feet, the
allowable floor area for single-family dwellings and buildings
accessory to single-family dwellings shall not exceed forty (40)
percent of the lot area.
(2) On a lot that is between five thousand (5,000) square feet and ten
thousand (10,000) square feet, the allowable floor area for single-
family dwellings and buildings accessory to single-family
dwellings shall not exceed twenty (20) percent of the lot area plus,
one thousand (1,000) square feet. On a lot that is between six
thousand (6,000) square feet and ten thousand (10,000) square feet,
an additional two hundred-fifty (250) square feet shall be added for
a detached accessory structure.
(3) On a lot that is more than ten thousand (10,000) square feet, the
allowable floor area for single-family dwellings and buildings
accessory to single-family dwellings shall not exceed thirty (30)
percent, plus two hundred-fifty (250) square feet for a detached
accessory structure.
(4) The allowable floor area for buildings containing permitted uses
other than single-family dwellings and buildings accessory to
single-family dwellings shall not exceed forty (40) percent of the
lot area.
(b) For the purpose of calculating allowable floor area, one hundred (100)
percent of the floor area of the following spaces and building elements
shall be included:
(1) The total floor area of all principal buildings as measured along the
outside walls of such buildings and including each finished or
unfinished floor level plus the total floor area of the ground floor
of any accessory building larger than one hundred twenty (120)
square feet, plus that portion of the floor area of any second story
having a ceiling height of at least seven and one-half (7-1/2) feet
located within such accessory building on the lot.
(2) Basement floor areas where the exterior basement walls are
exposed by more than three (3) feet above adjacent finished grade.
(3) Roofed porches, balconies and breezeways that are enclosed on
more than two sides.
(c) For the purpose of calculating allowable floor area, the floor area of the
following spaces and building elements shall be counted at two hundred
(200) percent:
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High volume spaces on the first or second floor where the distance
between the floor and the ceiling or roof rafters directly above is greater
than fourteen (14) feet.
(d) For the purpose of calculating allowable floor area, the floor area of the
following spaces and building elements shall not be included:
The first two hundred and fifty (250) square feet of a detached accessory
building, provided that it is located behind a street-fronting principal
building and is separated from such principal building by at least ten (10)
feet.
(3) Allowable Floor Area on Rear Half of Lots. The allowable floor area on the rear
half of a lot shall not exceed twenty five (25) percent of the area of the rear fifty
(50) percent of the lot.
(24) Residential. Any new single-family dwelling that is proposed to be located behind
a street-fronting principal building shall contain a maximum of eight hundred
(800) square feet of floor area unless such new single-family dwelling contains a
two-car garage, in which case it shall contain a maximum of one thousand (1,000)
square feet of floor area, including the garage. Floor area shall include all floor
space within the basement and first floor plus that portion of the floor area of any
second story having a ceiling height of at least seven and one-half (7½) feet. A
new single-family dwelling may be located in any area of the rear portion of such
lot, provided that it complies with the setback requirements of this District and
there is at least a ten-foot separation between structures. The building footprint for
such single-family dwelling shall not exceed six hundred (600) square feet.
(35) Accessory Buildings With Habitable Space (or Potential Future Habitable Space).
Any accessory building with water and/or sewer service shall be considered to
have habitable space. Any person applying for a building permit for such a
building shall sign and record with the Larimer County Clerk and Recorder an
affidavit stating that such accessory structure shall not be used as a dwelling unit.
All applicable building permits issued for such buildings shall be conditioned
upon this prohibition. Any such structure containing habitable space that is
located behind a street-fronting principal building shall contain a maximum of six
hundred (600) square feet of floor area. Floor area shall include all floor space
within the basement and ground floor plus that portion of the floor area of any
second story having a ceiling height of at least seven and one-half (7½) feet. Such
accessory building may be located in any area of the rear portion of a lot,
provided that it complies with the setback requirements of this District and there
is at least a ten-foot separation between structures.
(46) Accessory Buildings Without Habitable Space. Any accessory building without
water and/or sewer service, which has not been declared to contain habitable
space by the applicant, shall not exceed a total floor area of six hundred (600)
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square feet. Floor area shall include all floor space (including basement space)
within the building having a ceiling height of at least seven and one-half (7½)
feet.
(5) Floor Area Ratio (FAR). Lots are subject to a maximum FAR of twenty-five
hundredths (0.25) on the rear fifty (50) percent of the lot as it existed on October
25, 1991. The lot area used as the basis for the FAR calculation shall be
considered the minimum lot size within the zone district.
Section 3. That Section 4.7(E) of the Land Use Code is hereby amended to read as
follows:
(E) Dimensional Standards.
. . .
(4) Minimum Side Yard and Maximum Wall Height. Minimum side yard width shall
be five (5) feet for all interior side yards. Whenever any portion of a building wall
or building along a side lot line exceeds eighteen (18) feet in height, as measured
from the existing grade at the interior side lot line adjacent to the wall, such
portion of the building wall or building shall be set back from the interior side lot
line an additional one (1) foot, beyond the minimum required, for each two (2)
feet or fraction thereof of building wall or building height that exceeds eighteen
(18) feet in height, except as provided for in “a” below. Minimum side yard width
shall be fifteen (15) feet on the street side of any corner lot. Notwithstanding the
foregoing, minimum side yard width for schools and places of worship shall be
twenty-five (25) feet (for both interior and street sides).
(a) Solar Access Setbacks. For building construction that results in:
1. a two (2) story house where a one (1) story house previously
existed, or
2. a new house that is greater than two thousand five hundred (2,500)
square feet, or
3. an addition that results in a total square footage of more than three
thousand (3,000) square feet, and
4. construction on a lot where there is a lot abutting the north side of
the subject lot and the house on such abutting lot is one (1) story,
height shall be reduced to preserve solar access on adjacent lots such that
whenever any portion of a north-facing side building wall that adjoins a lot to the
north exceeds fourteen (14) feet in height, as measured from the existing grade at
the interior side lot line adjacent to the wall, such portion of the building wall
shall be set back from the interior side lot line an additional one (1) foot beyond
the minimum required, for each one (1) foot, or fraction thereof, of building wall
that exceeds fourteen (14) feet in height. For lots that are forty (40) feet or less in
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width, the fourteen (14) foot starting height may be increased by one (1) foot for
each one (1) foot of decreased lot width up to a maximum starting height of
eighteen (18) feet.
Figure XX: Minimum Side Yard Width and Maximum Building Wall Height
*Applies only to north-facing building walls adjoining a property to the north for
building construction that results in a two (2) story house where a one (1) story house
previously existed, or when the construction is for a new house that is greater than two
thousand five hundred (2,500) square feet, or for an addition that results in a total square
footage of more than three thousand (3,000) square feet, and where there is a lot abutting
the north side of the subject lot and the house on such abutting lot is one (1) story.
(5) Maximum building height shall be two (2) stories, except in the case of carriage
houses, and accessory buildings containing habitable space, which shall be a
maximum of one and one-half (1-1/2) stories.
Section 4. That Section 4.7(F) of the Land Use Code is hereby amended to read as
follows:
(F) Development Standards.
(1) Building Design.
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. . .
(h) Front Façade Character. When building construction results in:
1. a two (2) story house where a one (1) story house previously
existed and where there is at least one (1) lot abutting the side of
the subject lot and the house on such abutting lot is one (1) story,
or
2. a new house that is greater than two thousand five hundred (2,500)
square feet, or
3. a second-story addition that results in a total square footage of
more than three thousand (3,000) square feet
at least one (1) front façade feature from the menu below shall be included
to promote pedestrian orientation and compatibility with the character of
the structures on the block face:
Figure XX: Menu of Design Options for Front Façade Character
Limited Two Story Façade
Two-story front-façade width is no more than 40’,
with any remaining two-story front façade set back
an additional six (6) feet from the street.
One Story Element
The portion of the façade closest to the street is
one-story, with any two-story façade set back an
additional six (6) feet from the street.
Covered Entry Feature
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A covered entry feature such as a front porch or
stoop is located on the front façade. The feature
shall have a minimum depth of at least six (6) feet.
(as measured from the building façade to the posts
and railings) and a minimum length of eight (8) feet.
(i) Side Façade Character. When building construction results in:
1. a new house that is greater than two thousand five hundred (2,500)
square feet, or
2. a second-story addition that results in a total square footage of
more than three thousand (3,000) square feet
at least one (1) side façade feature from the menu below shall be included to
address potential looming and privacy impacts on neighbors:
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Figure XX: Menu of Design Options for Side Façade Character
Wall Offset
Two-story façade width at the minimum side yard is no
more than forty (40) feet, with any remaining two-story
façade set back an additional six (6) feet beyond the
minimum required side yard.
Step Down in Height
Two-story façade width at the minimum side
yard is no more than forty (40) feet, with any
remaining façade width at the minimum side
yard reduced to one-story.
One Story Element
A one-story building element with a minimum depth of
six (6) feet is located at the minimum side yard.
Additional Setback
Any two-story façade is set back an additional
six (6) feet beyond the minimum required side
yard.
. . .
Section 5. That Section 4.8(D) of the Land Use Code is hereby amended to read as
follows:
(D) Land Use Standards.
(1) Density/Intensity of Development Required Lot Area. Minimum lot area shall be
equivalent to at least two (2) times the total floor area of the building(s), but not
be less than the following: five thousand (5,000) square feet for a single-family or
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two-family dwelling and six thousand (6,000) square feet for all other uses. For
the purposes of calculating density, "total floor area" shall mean the total gross
floor area of all principal buildings as measured along the outside walls of such
buildings and including each finished or unfinished floor level plus the total gross
floor area of the ground floor of any accessory building larger than one hundred
twenty (120) square feet, plus that portion of the floor area of any second story
having a ceiling height of at least seven and one-half (71/2) feet located within
any such accessory building located on the lot. (Open balconies and basements
shall not be counted as floor area for purposes of calculating density).
(2) Allowable Floor Area on Lots.
(a) The allowable floor area shall be as follows:
(1) On a lot of less than four thousand (4,000) square feet, the
allowable floor area for single-family dwellings and buildings
accessory to single-family dwellings shall not exceed fifty (50)
percent of the lot area.
(2) On a lot that is between four thousand (4,000) square feet and ten
thousand (10,000) square feet, the allowable floor area for single-
family dwellings and buildings accessory to single-family
dwellings shall not exceed twenty-five (25) percent of the lot area
plus one thousand (1,000) square feet. On a lot that is between six
thousand (6,000) square feet and ten thousand (10,000) square feet,
an additional two hundred-fifty (250) square feet shall be added for
a detached accessory structure.
(3) On a lot that is more than ten thousand (10,000) square feet, the
allowable floor area for single-family dwellings and buildings
accessory to single-family dwellings shall not exceed thirty-five
(35) percent of the lot area, plus two hundred-fifty (250) square
feet for a detached accessory structure.
(4) The allowable floor area for buildings containing permitted uses
other than single-family dwellings and buildings accessory to
single-family dwellings shall not exceed forty (40) percent of the
lot area.
(b) For the purpose of calculating allowable floor area, one hundred (100)
percent of the floor area of the following spaces and building elements
shall be included:
(1) The total floor area of all principal buildings as measured along the
outside walls of such buildings and including each finished or
unfinished floor level plus the total floor area of the ground floor
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of any accessory building larger than one hundred twenty (120)
square feet, plus that portion of the floor area of any second story
having a ceiling height of at least seven and one-half (7-1/2) feet
located within such accessory building located on the lot.
(2) Basement floor areas where the exterior basement walls are
exposed by more than three (3) feet above adjacent finished grade.
(3) Roofed porches, balconies and breezeways that are enclosed on
more than two (2) sides.
(c) For the purpose of calculating allowable floor area, the floor area of the
following spaces and building elements shall be counted at two hundred
(200) percent:
High volume spaces on the first or second floor where the distance
between the floor and the ceiling or roof rafters directly above is greater
than fourteen (14) feet.
(d) For the purpose of calculating allowable floor area, the floor area of the
following spaces and building elements shall not be included:
The first two hundred and fifty (250) square feet of a detached accessory
building, provided that it is located behind a street-fronting principal
building and is separated from such principal building by at least ten (10)
feet
(3) Allowable Floor Area on Rear Half of Lots. The allowable floor area on the rear
half of a lot shall not exceed thirty-three (33) percent of the area of the rear fifty
(50) percent of the lot.
(24) Residential. Any new single-family dwelling that is proposed to be located behind
a street-fronting principal building shall contain a maximum of eight hundred
(800) square feet of floor area unless such new single-family dwelling contains a
two-car garage, in which case it shall contain a maximum of one thousand (1,000)
square feet of floor area, including the garage. Floor area shall include all floor
space within the basement and first floor plus that portion of the floor area of any
second story having a ceiling height of at least seven and one-half (7½) feet. A
new single-family dwelling may be located in any area of the rear portion of such
lot, provided that it complies with the setback requirements of this District and
there is at least a ten-foot separation between structures. The building footprint for
such single-family dwelling shall not exceed six hundred (600) square feet.
(35) Accessory Buildings With Habitable Space (or Potential Future Habitable Space).
Any accessory building with water and/or sewer service shall be considered to
have habitable space. Any person applying for a building permit for such a
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building shall sign and record with the Larimer County Clerk and Recorder an
affidavit stating that such accessory structure shall not be used as a dwelling unit.
All applicable building permits issued for such buildings shall be conditioned
upon this prohibition. Any such structure containing habitable space that is
located behind a street-fronting principal building shall contain a maximum of six
hundred (600) square feet of floor area. Floor area shall include all floor space
within the basement and ground floor plus that portion of the floor area of any
second story having a ceiling height of at least seven and one-half (7½) feet. Such
accessory building may be located in any area of the rear portion of a lot,
provided that it complies with the setback requirements of this District and there
is at least a ten-foot separation between structures.
(46) Accessory Buildings Without Habitable Space. Any accessory building without
water and/or sewer service, which has not been declared to contain habitable
space by the applicant, shall not exceed a total floor area of six hundred (600)
square feet. Floor area shall include all floor space (including basement space)
within the building having a ceiling height of at least seven and one-half (7½)
feet.
(5) Floor Area Ratio (FAR). Lots are subject to a maximum FAR of twenty-five
hundredths (0.25) on the rear fifty (50) percent of the lot as it existed on October
25, 1991. The lot area used as the basis for the FAR calculation shall be
considered the minimum lot size within the zone district.
Section 6. That Section 4.8(E) of the Land Use Code is hereby amended to read as
follows:
(E) Dimensional Standards
. . .
(4) Minimum Side Yard and Maximum Wall Height. Minimum side yard width shall
be five (5) feet for all interior side yards. Whenever any portion of a building wall
or building along a side lot line exceeds eighteen (18) feet in height, as measured
from the natural grade at the interior side lot line adjacent to the wall, such portion
of the building wall or building shall be set back from the interior side lot line an
additional one (1) foot, beyond the minimum required, for each two (2) feet or
fraction thereof of building wall or building height that exceeds eighteen (18) feet
in height, except as provided for in “a” below. Minimum side yard width shall be
fifteen (15) feet on the street side of any corner lot. Notwithstanding the
foregoing, minimum side yard width for schools and places of worship shall be
twenty-five (25) feet (for both interior and street sides).
(a) Solar Access Setbacks. For building construction that results in:
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1. a two (2) story house where a one (1) story house previously
existed, or
2. a new house that is greater than two thousand five hundred (2,500)
square feet, or
3. an addition that results in a total square footage of more than three
thousand (3,000) square feet, and
4. construction on a lot where there is a lot abutting the north side of
the subject lot and the house on such abutting lot is one (1) story
building height shall be reduced to preserve solar access on adjacent lots
such that whenever any portion of a north-facing side building wall that
adjoins a lot to the north exceeds fourteen (14) feet in height, as measured
from the existing grade at the interior side lot line adjacent to the wall,
such portion of the building wall shall be set back from the interior side lot
line an additional one (1) foot beyond the minimum required, for each one
(1) foot, or fraction thereof, of building wall that exceeds fourteen (14)
feet in height. For lots that are forty (40) feet or less in width, the fourteen
(14) foot starting height may be increased by one (1) foot for each one (1)
foot of decreased lot width up to a maximum starting height of eighteen
(18) feet.
Figure XX: Minimum Side Yard Width and Maximum Building Wall Height
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*Applies only to north-facing building walls adjoining a property to the north for
building construction that results in a two (2) story where a one (1) story previously
existed, or when the construction is for a new house that is greater than two thousand five
hundred (2,500) square feet, or for an addition that results in a total square footage of
more than three thousand (3,000) square feet, and where there is a lot abutting the north
side of the subject lot and the house on such abutting lot is one (1) story.
(5) Maximum building height shall be two (2) stories, except in the case of
carriage houses, and accessory buildings containing habitable space, which
shall be a maximum of one and one-half (11/2) stories.
Section 7. That Section 4.8(F) of the Land Use Code is hereby amended to read
as follows:
(F) Development Standards
(1) Building Design.
. . .
(h) Front Façade Character. When building construction results in:
1. a two (2) story house where a one (1) story house previously
existed and where there is an abutting house on either side that is
one (1) story, or
2. a new house that is greater than two thousand five hundred (2,500)
square feet, or
3. a second-story addition that results in a total square footage of
more than three thousand (3,000) square feet
at least one (1) front façade feature from the menu below shall be included
to promote pedestrian orientation and compatibility with the character of
structures on the block face:
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Figure XX: Menu of Design Options for Front Façade Character
Limited Two Story Façade
Two-story front-façade width is no more than 40’,
with any remaining two-story front façade set back
an additional six (6) feet from the street.
One Story Element
The portion of the façade closest to the street is
one-story, with any two-story façade set back an
additional six (6) feet from the street.
lCovered Entry Feature
A covered entry feature such as a front porch or
stoop is located on the front façade. The feature
shall have a minimum depth of at least six (6) feet
(as measured from the building façade to the posts
and railings) and a minimum length of eight (8) feet.
(i) Side Façade Character. When building construction results in:
1. a new house that is greater than two thousand five hundred (2,500)
square feet, or
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2. a second-story addition that results in a total square footage of
more than three thousand (3,000) square feet
at least one (1) side façade feature from the menu below shall be included to
address potential looming and privacy impacts on neighbors:
Figure XX: Menu of Design Options for Side Façade Character
Wall Offset
Two-story façade width at the minimum side yard is no
more than forty (40) feet, with any remaining two-story
façade set back an additional six (6) feet beyond the
minimum required side yard.
Step Down in Height
Two-story façade width at the minimum side
yard is no more than forty (40) feet, with any
remaining façade width at the minimum side
yard reduced to one-story.
One Story Element
A one-story building element with a minimum depth of
six (6) feet is located at the minimum side yard.
Additional Setback
Any two-story façade is set back an additional
six (6) feet beyond the minimum required side
yard.
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Introduced, considered favorably on first reading, and ordered published this 19th day of
February, A.D. 2013, and to be presented for final passage on the 5th day of March, A.D. 2013.
_________________________________
Mayor
ATTEST:
_____________________________
City Clerk
Passed and adopted on final reading on the 5th day of March, A.D. 2013.
_________________________________
Mayor
ATTEST:
_____________________________
City Clerk
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OPTION “B”
ORDINANCE NO. ___, 2013
OF THE COUNCIL OF THE CITY OF FORT COLLINS
MAKING AMENDMENTS TO THE CITY OF FORT COLLINS
LAND USE CODE PERTAINING TO IMPLEMENTATION OF THE
EASTSIDE AND WESTSIDE NEIGHBORHOODS CHARACTER STUDY
WHEREAS, in 2010, City staff conducted an Eastside/Westside Neighborhood Study
which resulted in an ordinance being approved by the City Council which was later repealed in
response to a citizen petition; and
WHEREAS, in June 2011, City staff initiated a new Eastside/Westside Neighborhood
Character Study (the “Study”) after receiving direction from City Council to take a fresh look at
neighborhood compatibility and character issues in the neighborhoods near downtown; and
WHEREAS, the basis of the Study is to respond to continued concerns with respect to
potential impacts of building additions and new construction in the City’s oldest neighborhoods;
and
WHEREAS, the Study process included extensive public outreach and the consideration
of the proposed Code changes arising from the Study by the Planning and Zoning Board, the
Landmark Preservation Commission, the Zoning Board of Appeals and the Building Review
Board; and
WHEREAS, the direction from the Study is to amend the Land Use Code in the
following particulars:
1. Expand the existing notification distance for some Zoning Board of Appeals
variance requests,
2. Adjust the method for calculating allowable floor area,
3. Adjust the method for measuring the height of a new wall along a side lot line,
4. Incorporate a new solar access standard,
5. Incorporate new design standards with a menu of options for front and side
building façade features; and
WHEREAS, the City Council has determined that the proposed changes to the Land Use
Code are in the best interests of the City.
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NOW, THERFORE, BE IT ORDAINED BY THE COUNCIL OF THE CITY OF FORT
COLLINS as follows:
Section 1. That Section 2.10.2(F) of the Land Use Code is hereby amended to read as
follows:
(F) Step 6 (Notice): Section 2.2.6(A) only applies, except that “5800 feet” shall be
changed to “150 feet”, and for single-family houses in the NCL and NCM zone
districts, eight hundred (800) feet shall be changed to five hundred (500) feet for
variance requests for:
(a) Construction that results in a two (2) story house where a one (1) story house
previously existed and where there is at least one (1) lot abutting the side of
the subject lot and the house on such abutting lot is one (1) story; or
(b) Construction of a new house that is greater than two thousand five hundred
(2,500) square feet; or
(c) Construction of an addition that results in a total square footage of more than
three thousand (3,000) square feet;
and "14 days" shall be changed to "7 days," everywhere they occur in Section
2.2.6.(A). Section 2.2.6(B)-(D) shall not apply.
Section 2. That Section 4.7(D) of the Land Use Code is hereby amended to read as
follows:
(D) Land Use Standards.
(1) Density Required Lot Area. Minimum lot area shall be equivalent to at least two
and one-half (21/2) times the total floor area of the building(s), but not be less
than six thousand (6,000) square feet. For the purposes of calculating density,
"total floor area" shall mean the total gross floor area of all principal buildings as
measured along the outside walls of such buildings and including each finished or
unfinished floor level plus the total gross floor area of the ground floor of any
accessory building larger than one hundred twenty (120) square feet, plus that
portion of the floor area of any second story having a ceiling height of at least
seven and one-half (71/2) feet located within any such accessory building located
on the lot. (Open balconies and basements shall not be counted as floor area for
purposes of calculating density).
(2) Allowable Floor Area on Lots.
(a) The allowable floor area shall be as follows:
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(1) The allowable floor area for all buildings shall not exceed forty
(40) percent of the lot area.
(b) For the purpose of calculating allowable floor area, one hundred (100)
percent of the floor area of the following spaces and building
elements shall be included:
(1) The total floor area of all principal buildings as measured along the
outside walls of such buildings and including each finished or
unfinished floor level plus the total floor area of the ground floor
of any accessory building larger than one hundred twenty (120)
square feet, plus that portion of the floor area of any second story
having a ceiling height of at least seven and one-half (7-1/2) feet
located within such accessory building on the lot.
(2) Basement floor areas where the exterior basement walls are
exposed by more than three (3) feet above adjacent finished grade.
(3) Roofed porches, balconies and breezeways that are enclosed on
more than two sides.
(c) For the purpose of calculating allowable floor area, the floor area of the
following spaces and building elements shall be counted at two hundred
(200) percent:
High volume spaces on the first or second floor where the distance
between the floor and the ceiling or roof rafters directly above is greater
than fourteen (14) feet.
(d) For the purpose of calculating allowable floor area, the floor area of the
following spaces and building elements shall not be included:
The first two hundred and fifty (250) square feet of a detached accessory
building, provided that it is located behind a street-fronting principal
building and is separated from such principal building by at least ten (10)
feet.
(3) Allowable Floor Area on Rear Half of Lots. The allowable floor area on the rear
half of a lot shall not exceed twenty five (25) percent of the area of the rear fifty
(50) percent of the lot.
(24) Residential. Any new single-family dwelling that is proposed to be located behind
a street-fronting principal building shall contain a maximum of eight hundred
(800) square feet of floor area unless such new single-family dwelling contains a
two-car garage, in which case it shall contain a maximum of one thousand (1,000)
square feet of floor area, including the garage. Floor area shall include all floor
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space within the basement and first floor plus that portion of the floor area of any
second story having a ceiling height of at least seven and one-half (7½) feet. A
new single-family dwelling may be located in any area of the rear portion of such
lot, provided that it complies with the setback requirements of this District and
there is at least a ten-foot separation between structures. The building footprint for
such single-family dwelling shall not exceed six hundred (600) square feet.
(35) Accessory Buildings With Habitable Space (or Potential Future Habitable Space).
Any accessory building with water and/or sewer service shall be considered to
have habitable space. Any person applying for a building permit for such a
building shall sign and record with the Larimer County Clerk and Recorder an
affidavit stating that such accessory structure shall not be used as a dwelling unit.
All applicable building permits issued for such buildings shall be conditioned
upon this prohibition. Any such structure containing habitable space that is
located behind a street-fronting principal building shall contain a maximum of six
hundred (600) square feet of floor area. Floor area shall include all floor space
within the basement and ground floor plus that portion of the floor area of any
second story having a ceiling height of at least seven and one-half (7½) feet. Such
accessory building may be located in any area of the rear portion of a lot,
provided that it complies with the setback requirements of this District and there
is at least a ten-foot separation between structures.
(46) Accessory Buildings Without Habitable Space. Any accessory building without
water and/or sewer service, which has not been declared to contain habitable
space by the applicant, shall not exceed a total floor area of six hundred (600)
square feet. Floor area shall include all floor space (including basement space)
within the building having a ceiling height of at least seven and one-half (7½)
feet.
(5) Floor Area Ratio (FAR). Lots are subject to a maximum FAR of twenty-five
hundredths (0.25) on the rear fifty (50) percent of the lot as it existed on October
25, 1991. The lot area used as the basis for the FAR calculation shall be
considered the minimum lot size within the zone district.
Section 3. That Section 4.7(E) of the Land Use Code is hereby amended to read as
follows:
(E) Dimensional Standards.
. . .
(4) Minimum Side Yard and Maximum Wall Height. Minimum side yard width
shall be five (5) feet for all interior side yards. Whenever any portion of a building wall or
building along a side lot line exceeds eighteen (18) feet in height, as measured from the existing
grade at the interior side lot line adjacent to the wall, such portion of the building wall or
building shall be set back from the interior side lot line an additional one (1) foot, beyond the
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minimum required, for each two (2) feet or fraction thereof of building wall or building height
that exceeds eighteen (18) feet in height, except as provided for in “a” below. Minimum side
yard width shall be fifteen (15) feet on the street side of any corner lot. Notwithstanding the
foregoing, minimum side yard width for schools and places of worship shall be twenty-five (25)
feet (for both interior and street sides).
(a) Solar Access Setbacks. For building construction that results in:
1. a two (2) story house where a one (1) story house previously
existed, or
2. a new house that is greater than two thousand five hundred (2,500)
square feet, or
3. an addition that results in a total square footage of more than three
thousand (3,000) square feet, and
4. construction on a lot where there is a lot abutting the north side of
the subject lot and the house on such abutting lot is one (1) story,
height shall be reduced to preserve solar access on adjacent lots such that
whenever any portion of a north-facing side building wall that adjoins a lot to the
north exceeds fourteen (14) feet in height, as measured from the existing grade at
the interior side lot line adjacent to the wall, such portion of the building wall
shall be set back from the interior side lot line an additional one (1) foot beyond
the minimum required, for each one (1) foot, or fraction thereof, of building wall
that exceeds fourteen (14) feet in height. For lots that are forty (40) feet or less in
width, the fourteen (14) foot starting height may be increased by one (1) foot for
each one (1) foot of decreased lot width up to a maximum starting height of
eighteen (18) feet.
Figure XX: Minimum Side Yard Width and Maximum Building Wall Height
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*Applies only to north-facing building walls adjoining a property to the north for
building construction that results in a two (2) story house where a one (1) story house
previously existed, or when the construction is for a new house that is greater than two
thousand five hundred (2,500) square feet, or for an addition that results in a total square
footage of more than three thousand (3,000) square feet, and where there is a lot abutting
the north side of the subject lot and the house on such abutting lot is one (1) story.
(5) Maximum building height shall be two (2) stories, except in the case of carriage
houses, and accessory buildings containing habitable space, which shall be a
maximum of one and one-half (1-1/2) stories.
Section 4. That Section 4.7(F) of the Land Use Code is hereby amended to read as
follows:
(F) Development Standards.
(1) Building Design.
. . .
(h) Front Façade Character. When building construction results in:
1. a two (2) story house where a one (1) story house previously
existed and where there is at least one (1) lot abutting the side of
the subject lot and the house on such abutting lot is one (1) story,
or
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2. a new house that is greater than two thousand five hundred (2,500)
square feet, or
3. a second-story addition that results in a total square footage of
more than three thousand (3,000) square feet
at least one (1) front façade feature from the menu below shall be included
to promote pedestrian orientation and compatibility with the character of
the structures on the block face:
Figure XX: Menu of Design Options for Front Façade Character
Limited Two Story Façade
Two-story front-façade width is no more than 40’,
with any remaining two-story front façade set back
an additional six (6) feet from the street.
One Story Element
The portion of the façade closest to the street is
one-story, with any two-story façade set back an
additional six (6) feet from the street.
Covered Entry Feature
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A covered entry feature such as a front porch or
stoop is located on the front façade. The feature
shall have a minimum depth of at least six (6) feet.
(as measured from the building façade to the posts
and railings) and a minimum length of eight (8) feet.
(i) Side Façade Character. When building construction results in:
1. a new house that is greater than two thousand five hundred (2,500)
square feet, or
2. a second-story addition that results in a total square footage of
more than three thousand (3,000) square feet
at least one (1) side façade feature from the menu below shall be included to
address potential looming and privacy impacts on neighbors:
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Figure XX: Menu of Design Options for Side Façade Character
Wall Offset
Two-story façade width at the minimum side yard is no
more than forty (40) feet, with any remaining two-story
façade set back an additional six (6) feet beyond the
minimum required side yard.
Step Down in Height
Two-story façade width at the minimum side
yard is no more than forty (40) feet, with any
remaining façade width at the minimum side
yard reduced to one-story.
One Story Element
A one-story building element with a minimum depth of
six (6) feet is located at the minimum side yard.
Additional Setback
Any two-story façade is set back an additional
six (6) feet beyond the minimum required side
yard.
. . .
Section 5. That Section 4.8(D) of the Land Use Code is hereby amended to read as
follows:
(D) Land Use Standards.
(1) Density/Intensity of Development Required Lot Area. Minimum lot area shall be
equivalent to at least two (2) times the total floor area of the building(s), but not
be less than the following: five thousand (5,000) square feet for a single-family or
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two-family dwelling and six thousand (6,000) square feet for all other uses. For
the purposes of calculating density, "total floor area" shall mean the total gross
floor area of all principal buildings as measured along the outside walls of such
buildings and including each finished or unfinished floor level plus the total gross
floor area of the ground floor of any accessory building larger than one hundred
twenty (120) square feet, plus that portion of the floor area of any second story
having a ceiling height of at least seven and one-half (71/2) feet located within
any such accessory building located on the lot. (Open balconies and basements
shall not be counted as floor area for purposes of calculating density).
(2) Allowable Floor Area on Lots.
(a) The allowable floor area shall be as follows:
(1) The allowable floor area for all buildings shall not exceed fifty
(50) percent of the lot area.
(b) For the purpose of calculating allowable floor area, one hundred (100)
percent of the floor area of the following spaces and building elements
shall be included:
(1) The total floor area of all principal buildings as measured along the
outside walls of such buildings and including each finished or
unfinished floor level plus the total floor area of the ground floor
of any accessory building larger than one hundred twenty (120)
square feet, plus that portion of the floor area of any second story
having a ceiling height of at least seven and one-half (7-1/2) feet
located within such accessory building located on the lot.
(2) Basement floor areas where the exterior basement walls are
exposed by more than three (3) feet above adjacent finished grade.
(3) Roofed porches, balconies and breezeways that are enclosed on
more than two (2) sides.
(c) For the purpose of calculating allowable floor area, the floor area of the
following spaces and building elements shall be counted at two hundred
(200) percent:
High volume spaces on the first or second floor where the distance
between the floor and the ceiling or roof rafters directly above is greater
than fourteen (14) feet.
(d) For the purpose of calculating allowable floor area, the floor area of the
following spaces and building elements shall not be included:
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The first two hundred and fifty (250) square feet of a detached accessory
building, provided that it is located behind a street-fronting principal
building and is separated from such principal building by at least ten (10)
feet
(3) Allowable Floor Area on Rear Half of Lots. The allowable floor area on the rear
half of a lot shall not exceed thirty-three (33) percent of the area of the rear fifty
(50) percent of the lot.
(24) Residential. Any new single-family dwelling that is proposed to be located behind
a street-fronting principal building shall contain a maximum of eight hundred
(800) square feet of floor area unless such new single-family dwelling contains a
two-car garage, in which case it shall contain a maximum of one thousand (1,000)
square feet of floor area, including the garage. Floor area shall include all floor
space within the basement and first floor plus that portion of the floor area of any
second story having a ceiling height of at least seven and one-half (7½) feet. A
new single-family dwelling may be located in any area of the rear portion of such
lot, provided that it complies with the setback requirements of this District and
there is at least a ten-foot separation between structures. The building footprint for
such single-family dwelling shall not exceed six hundred (600) square feet.
(35) Accessory Buildings With Habitable Space (or Potential Future Habitable Space).
Any accessory building with water and/or sewer service shall be considered to
have habitable space. Any person applying for a building permit for such a
building shall sign and record with the Larimer County Clerk and Recorder an
affidavit stating that such accessory structure shall not be used as a dwelling unit.
All applicable building permits issued for such buildings shall be conditioned
upon this prohibition. Any such structure containing habitable space that is
located behind a street-fronting principal building shall contain a maximum of six
hundred (600) square feet of floor area. Floor area shall include all floor space
within the basement and ground floor plus that portion of the floor area of any
second story having a ceiling height of at least seven and one-half (7½) feet. Such
accessory building may be located in any area of the rear portion of a lot,
provided that it complies with the setback requirements of this District and there
is at least a ten-foot separation between structures.
(46) Accessory Buildings Without Habitable Space. Any accessory building without
water and/or sewer service, which has not been declared to contain habitable
space by the applicant, shall not exceed a total floor area of six hundred (600)
square feet. Floor area shall include all floor space (including basement space)
within the building having a ceiling height of at least seven and one-half (7½)
feet.
(5) Floor Area Ratio (FAR). Lots are subject to a maximum FAR of twenty-five
hundredths (0.25) on the rear fifty (50) percent of the lot as it existed on October
DRAFT - LEGAL REVIEW PENDING
12
25, 1991. The lot area used as the basis for the FAR calculation shall be
considered the minimum lot size within the zone district.
Section 6. That Section 4.8(E) of the Land Use Code is hereby amended to read as
follows:
(E) Dimensional Standards
. . .
(4) Minimum Side Yard and Maximum Wall Height. Minimum side yard width shall
be five (5) feet for all interior side yards. Whenever any portion of a building wall
or building along a side lot line exceeds eighteen (18) feet in height, as measured
from the natural grade at the interior side lot line adjacent to the wall, such portion
of the building wall or building shall be set back from the interior side lot line an
additional one (1) foot, beyond the minimum required, for each two (2) feet or
fraction thereof of building wall or building height that exceeds eighteen (18) feet
in height, except as provided for in “a” below. Minimum side yard width shall be
fifteen (15) feet on the street side of any corner lot. Notwithstanding the
foregoing, minimum side yard width for schools and places of worship shall be
twenty-five (25) feet (for both interior and street sides).
(a) Solar Access Setbacks. For building construction that results in:
1. a two (2) story house where a one (1) story house previously
existed, or
2. a new house that is greater than two thousand five hundred (2,500)
square feet, or
3. an addition that results in a total square footage of more than three
thousand (3,000) square feet, and
4. construction on a lot where there is a lot abutting the north side of
the subject lot and the house on such abutting lot is one (1) story
building height shall be reduced to preserve solar access on adjacent lots
such that whenever any portion of a north-facing side building wall that
adjoins a lot to the north exceeds fourteen (14) feet in height, as measured
from the existing grade at the interior side lot line adjacent to the wall,
such portion of the building wall shall be set back from the interior side lot
line an additional one (1) foot beyond the minimum required, for each one
(1) foot, or fraction thereof, of building wall that exceeds fourteen (14)
feet in height. For lots that are forty (40) feet or less in width, the fourteen
(14) foot starting height may be increased by one (1) foot for each one (1)
DRAFT - LEGAL REVIEW PENDING
13
foot of decreased lot width up to a maximum starting height of eighteen
(18) feet.
Figure XX: Minimum Side Yard Width and Maximum Building Wall Height
*Applies only to north-facing building walls adjoining a property to the north for
building construction that results in a two (2) story where a one (1) story previously
existed, or when the construction is for a new house that is greater than two thousand five
hundred (2,500) square feet, or for an addition that results in a total square footage of
more than three thousand (3,000) square feet, and where there is a lot abutting the north
side of the subject lot and the house on such abutting lot is one (1) story.
(5) Maximum building height shall be two (2) stories, except in the case of
carriage houses, and accessory buildings containing habitable space, which
shall be a maximum of one and one-half (11/2) stories.
Section 7. That Section 4.8(F) of the Land Use Code is hereby amended to read
as follows:
(F) Development Standards
(1) Building Design.
. . .
(h) Front Façade Character. When building construction results in:
DRAFT - LEGAL REVIEW PENDING
14
1. a two (2) story house where a one (1) story house previously
existed and where there is an abutting house on either side that is
one (1) story, or
2. a new house that is greater than two thousand five hundred (2,500)
square feet, or
3. a second-story addition that results in a total square footage of
more than three thousand (3,000) square feet
at least one (1) front façade feature from the menu below shall be included
to promote pedestrian orientation and compatibility with the character of
structures on the block face:
DRAFT - LEGAL REVIEW PENDING
15
Figure XX: Menu of Design Options for Front Façade Character
Limited Two Story Façade
Two-story front-façade width is no more than 40’,
with any remaining two-story front façade set back
an additional six (6) feet from the street.
One Story Element
The portion of the façade closest to the street is
one-story, with any two-story façade set back an
additional six (6) feet from the street.
lCovered Entry Feature
A covered entry feature such as a front porch or
stoop is located on the front façade. The feature
shall have a minimum depth of at least six (6) feet
(as measured from the building façade to the posts
and railings) and a minimum length of eight (8) feet.
(i) Side Façade Character. When building construction results in:
1. a new house that is greater than two thousand five hundred (2,500)
square feet, or
DRAFT - LEGAL REVIEW PENDING
16
2. a second-story addition that results in a total square footage of
more than three thousand (3,000) square feet
at least one (1) side façade feature from the menu below shall be included to
address potential looming and privacy impacts on neighbors:
Figure XX: Menu of Design Options for Side Façade Character
Wall Offset
Two-story façade width at the minimum side yard is no
more than forty (40) feet, with any remaining two-story
façade set back an additional six (6) feet beyond the
minimum required side yard.
Step Down in Height
Two-story façade width at the minimum side
yard is no more than forty (40) feet, with any
remaining façade width at the minimum side
yard reduced to one-story.
One Story Element
A one-story building element with a minimum depth of
six (6) feet is located at the minimum side yard.
Additional Setback
Any two-story façade is set back an additional
six (6) feet beyond the minimum required side
yard.
DRAFT - LEGAL REVIEW PENDING
17
Introduced, considered favorably on first reading, and ordered published this 19th day of
February, A.D. 2013, and to be presented for final passage on the 5th day of March, A.D. 2013.
_________________________________
Mayor
ATTEST:
_____________________________
City Clerk
Passed and adopted on final reading on the 5th day of March, A.D. 2013.
_________________________________
Mayor
ATTEST:
_____________________________
City Clerk
Lot Size Lot Size
Max.
FAR
Additional
Accessory
Structure
Floor Area
Allowance
Total
Allowed
Floor
Area
Max.
FAR
Additional
Accessory
Structure
Floor Area
Allowance
Total
Allowed
Floor
Area
Max.
FAR
Additional
Accessory
Structure
Floor Area
Allowance
Total
Allowed
Floor
Area
Max.
FAR
Additional
Accessory
Structure
Floor Area
Allowance
Total
Floor
Area
Max.
FAR
Additional
Accessory
Structure
Floor Area
Allowance
Total
Allowed
Floor
Area
Max.
FAR
Additional
Accessory
Structure
Floor Area
Allowance
Total
Allowed
Floor
Area
3,000 0.40 0 1200 0.40 0 1,200 0.45 0 1,350 3,000 0.50 0 1,500 0.50 0 1,500 0.45 0 1,350
4,000 0.40 0 1600 0.40 0 1,600 0.40 0 1,600 4,000 0.50 0 2,000 0.50 0 2,000 0.40 0 1,600
5,000 0.40 0 2000 0.40 0 2,000 0.37 0 1,850 5,000 0.50 0 2,500 0.45 0 2,250 0.37 0 1,850
6,000 0.40 0 2400 0.41 250 2,450 0.39 250 2,350 6,000 0.50 0 3,000 0.46 250 2,750 0.39 250 2,350
7,000 0.40 0 2800 0.38 250 2,650 0.37 250 2,600 7,000 0.50 0 3,500 0.43 250 3,000 0.37 250 2,600
8,000 0.40 0 3200 0.36 250 2,850 0.36 250 2,850 8,000 0.50 0 4,000 0.41 250 3,250 0.36 250 2,850
9,000 0.40 0 3600 0.34 250 3,050 0.34 250 3,100 9,000 0.50 0 4,500 0.39 250 3,500 0.34 250 3,100
10,000 0.40 0 4000 0.33 250 3,250 0.34 250 3,350 10,000 0.50 0 5,000 0.38 250 3,750 0.34 250 3,350
11,000 0.40 0 4400 0.32 250 3,550 0.33 250 3,600 11,000 0.50 0 5,500 0.37 250 4,100 0.33 250 3,600
12,000 0.40 0 4800 0.32 250 3,850 0.32 250 3,850 12,000 0.50 0 6,000 0.37 250 4,450 0.32 250 3,850
13,000 0.40 0 5200 0.32 250 4,150 0.32 250 4,100 13,000 0.50 0 6,500 0.37 250 4,800 0.32 250 4,100
14,000 0.40 0 5600 0.32 250 4,450 0.31 250 4,350 14,000 0.50 0 7,000 0.37 250 5,150 0.31 250 4,350
15,000 0.40 0 6000 0.32 250 4,750 0.31 250 4,600 15,000 0.50 0 7,500 0.37 250 5,500 0.31 250 4,600
All Lots: All Lots:
Lot < 5,000 sf: Lot < 4,000 sf:
2011 Standard
Comparison of Existing and Potential Floor Area Standards
2011 Standard Existing Standard 2013 Standard
N‐C‐L N‐C‐M
Existing Standard 2013 Standard
Lot Size * 0.50 = Max. Floor Area
Lot ≥ 4,000 and
< 10,000 sf
Lot Size * 0.25 + 1,000 (+250 sf in detached rear accessory
structure on lots ≥ 5,000 sf) = Max. Floor Area
Lot ≥ 10,000 sf
Lot Size * 0.35 (+250 sf in detached rear accessory structure) =
Max. Floor Area
Lot ≥ 5,000 and
< 10,000 sf
Lot ≥ 10,000 sf
Lot Size * 0.20 + 1,000 (+250 sf in detached rear accessory
structure on lots ≥ 5,000 sf) = Max. Floor Area
Lot Size * 0.30 (+250 sf in detached rear accessory structure) =
Max. Floor Area
Lot Size * 0.40 = Max. Floor Area
2013 FAR Option for N‐C‐L
Existing FAR Standard for N‐C‐L Existing FAR Standard for N‐C‐M
Lot Size * 0.40 = Max Floor Area Lot Size * 0.50 = Max Floor Area
2013 FAR Option for N‐C‐M
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