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Home My WebLink About03/09/2018 - Planning And Zoning Board - Agenda - Work Session* Work session times are approximate and are subject to change without notice. Jeffrey Schneider, Chair Conference Room A Jeff Hansen, Vice Chair 281 N. College Avenue Jennifer Carpenter Fort Collins, Colorado Emily Heinz 80524 Michael Hobbs Ruth Rollins William Whitley Planning and Zoning Hearing will be held on Thursday, March 15, 2018, in City Hall Chambers. Regular Work Session March 9, 2018 281 N. College Avenue – Conference Room A Noon - 4:00 pm TOPICS: PROJECTED TIMES Consent: 1. January 18, 2018 P&Z Hearing Draft Minutes 2. February 15, 2018, P&Z Hearing Draft Minutes 4. Continuance for Harmony Commons Lot 5 Child Care Center (Shepard) 12:00 – 12:10 p.m. Discussion: 3. Land Use Code Changes – Oil and Gas Setbacks (Everette) 12:10 – 12:30 p.m. Policy and Legislation: • Sign Code Update Phase 2 (Beal) • Annual Land Use Code Changes (Shepard/Gloss/McWilliams/ Branson) 12:30 – 1:30 p.m. Board Topics: • CSU Facilities and Master Plan Update (Haberecht/Hanson, CSU) • City Plan Update (Mounce/Overton) • Discuss Possible Deadline for Submission of Materials for Agenda Items • Compass Charter School SPAR Project Overview (Frickey) 1:30 – 3:30 p.m. Planning and Zoning Board Work Session Agenda DATE: STAFF: March 9, 2018 Karen McWilliams, Historic Preservation Manager WORK SESSION ITEM Planning & Zoning Board SUBJECT FOR DISCUSSION Downtown, Transition Areas, and Historic Preservation Code Updates EXECUTIVE SUMMARY City staff is developing a series of amendments to the Land Use Code to implement policies on three interrelated Land Use Code amendment projects that together address the compatibility of new construction with our existing built environment. Those efforts include improved Historic Preservation Adjacency Standards (part of the current Historic Preservation code review project), amendments to design standards for Downtown, and the NCB (Neighborhood Conservation Buffer) transition areas at the interface between Downtown the Old Town Neighborhoods. These strategies were recommended in the recently adopted Downtown Plan and Old Town Neighborhoods Plan, and in direction provided through the Historic Preservation code review project. The project objective is to provide greater predictability in the Land Use Code regulations by clarifying standards that apply to new infill and redevelopment projects. The Code changes will provide form- and performance-based metrics that augment existing design standards. The new standards need to be predictable, yet allow for creative building forms and site design options. ATTACHMENTS 1. Downtown -Transitions Materials DRAFT Mountain Mounttain M o uu n t aa n Aveee Avee Ave A vv e Laporte L Lapo pp orte ee Ave e eeee Maple MMM M Mapl p plle pl eeSt eSttttt St SSt S t Cherry C Ch herrry e rr y St SSt S t tttttttt Lau Lauu LLL rel rellSt ll St Mulberry Mulbe ee erry y St S t Myrtle My MM yrtle rr rtle rtlee tl ee e eeSt St S Riverside Riversid rsid side Aveee Ave ee Poudre Po PPP o River Rivv Riv v Magnolia M Magnno g no ol olia l aSt St S t Mason MMaason MasonnSt nnnSt Stt St S College C CCCollege g e eA A Ave Ho HHo HHHoo HH owes owwe owe ow oooooo w es s St S Meldrum M ld m mmSt St S Sherwood S Sh h herwoo o od d St t Lemay emma A Ave Whitcomb W Whitcom WWWhitcomb h i mb m b St S Olive O Olivv liv ve e St S t Oak OakkSt kkSt St Old OO Town Toown o wwn Square Sq qq ua aaree Canyon C ny onnA Ave Av e Linden Lin St Vine VVVV Dr Drr Lincoln co ln Ave Av N CSU CC NCB POL POL NCB CCR NCB NCB POL CCR CCR RL RC CL LMN RDR NCM CG T E MMN NCB D I NCM NCM POL POL NCB NCB NCB POL DRAFT Campus North Subdistrict Canyon Avenue Subdistrict Civic Subdistrict North Mason Subdistrict Historic Core Subdistrict River Subdistrict Innovation Subdistrict Poudre River Corridor Entryway Corridor Downtown Zoning Update Process Subdistrict Regulation Promote Subdistrict Deﬁning Character Traits Comments What character deﬁning traits are important to promote for each subdistrict? College Lemay Laurel Mulberry Lincoln Vine Mountain Canyon Jefferson LAND USE CODE UPDATES, ATTACHMENT 1 DRAFT N Jefferson College Willow Linden Lincoln R-D-R Standard: 4.17(d)(3)(c) Character and Image. New buildings shall be designed to demonstrate compatibility with the historical agricultural/industrial characteristics of the District in order to promote visual cohesiveness and emphasize positive historical attributes. Such characteristics include simple rectilinear building shapes, simple rooﬂines, juxtaposed building masses that directly express interior volumes/functions, visible structural components and joinery, details formed by brickwork, sandstone, sills, lintels, headers and foundations and details formed by joinery of structural materials. R IVER DIS TRIC T - A mix of uses bridging the downtown character with industrial heritage emphasizing connection to the Poudre River. River District Design Standards River District Design Standards B UILDINGS •River District Standards STREET • River District Standards Downtown Zoning Update Process Subdistrict Regulation Promote Subdistrict Deﬁning Character Traits Comments LAND USE CODE UPDATES, ATTACHMENT 1 DRAFT Downtown Zoning Update Process Maximum Building Height Reﬁne Max. Building Heights to Promote Urban Design Principles Current Max. Height (Stories) Proposed Max. Height (Stories) College Laurel Lincoln Vine Mountain *Considering incentives to allow an additional story such as: • Structured parking • Public open space/Nature in the City • Building mass mitigation • Green building techniques • Affordable units College Lemay Lemay Laurel Mulberry Lincoln Vine Mountain 2.5 3 4 5 6 9 12 3* 4* 5* 6* 12 Mulberry Comments LAND USE CODE UPDATES, ATTACHMENT 1 DRAFT College Lemay Laurel Mulberry Lincoln Vine Mountain College Lemay Laurel Mulberry Lincoln Vine Mountain College Lemay Laurel Mulberry Lincoln Vine Mountain Downtown Zoning Update Process Street Character Types Designations and Built Examples Storefront Mixed Use Parkway LAND USE CODE UPDATES, ATTACHMENT 1 DRAFT I. Building Requirements per Street Frontage Type: The following building criteria are dictated by the site’s Street Frontage Type(s): STREET FRONTAGE TYPE Storefront Mixed Use Parkway Minimum Setback 0’ 5’ 10’ Min. Alley, Sidelot and Rear Lot Setbacks 0’ Sidelot 5’ Alley 0’ Rear Yard 0’ Sidelot 5’ Alley 5’ Rear Yard 10’ Sidelot 5’ Alley 5’ Rear Yard Required Street Frontage Build-To Range (as measured from the setback) 90% at 0 to 5’ Alt. to provide open space... 75% at 5 to 10’ Alt. to provide open space... 50% at 10 to 20’ Alt. to provide open space... Primary Entrance Location For parcels with multiple street frontage types, the primary entrance must face a Storefront Street if present, otherwise a Mixed-Use Street. The primary entrance may face a Parkway Street only when other street frontage types are not present. Garage Entry Location & Utility/Service Locations Garage entries and utility or services locations shall be located in alleys. If no alley is present, they may be located on a Parkway Street If a Parkway Street is not present, they may be located on a Miked-Use Street. Garage entries and XWLOLW\ or service locations are not allowed on Storefront street frontages without Planning 'LUHFWRU approval. Lower-Story Building Materials The Lower Stories, deﬁned as the lower portion of the building until the ﬁrst upper-story step-back of a minimum of 3 feet, must be constructed of masonry units (brick, stone, CMU, etc.) or metal panel unitsRQVWUHHWIDFLQJIDFDGHV. Ground-Floor Transparency 40% 25% None Ground Floor Use Requirements Maximum 25% Street-facing linear frontage for residential living space uses None D D D Downtown Zoning Update Process Sample: Canyon Subdistrict Street Character Types Street Character Type Storefront Mixed Use Parkway Comments College Lemay Laurel Mulberry DRAFT I. Building Requirements per Street Frontage Type: The following building criteria are dictated by the site’s Street Frontage Type(s): STREET FRONTAGE TYPE Storefront Mixed Use Parkway Minimum Setback 0’ 5’ 10’ Min. Alley, Sidelot and Rear Lot Setbacks 0’ Sidelot 5’ Alley 0’ Rear Yard 0’ Sidelot 5’ Alley 5’ Rear Yard 10’ Sidelot 5’ Alley 5’ Rear Yard Required Street Frontage Build-To Range (as measured from the setback) 90% at 0 to 5’ Alt. to provide open space... 75% at 5 to 10’ Alt. to provide open space... 50% at 10 to 20’ Alt. to provide open space... Primary Entrance Location For parcels with multiple street frontage types, the primary entrance must face a Storefront Street if present, otherwise a Mixed-Use Street. The primary entrance may face a Parkway Street only when other street frontage types are not present. Garage Entry Location & Utility/Service Locations Garage entries and utility or services locations shall be located in alleys. If no alley is present, they may be located on a Parkway Street If a Parkway Street is not present, they may be located on a Miked-Use Street. Garage entries and XWLOLW\ or service locations are not allowed on Storefront street frontages without Planning 'LUHFWRU approval. Lower-Story Building Materials The Lower Stories, deﬁned as the lower portion of the building until the ﬁrst upper-story step-back of a minimum of 3 feet, must be constructed of masonry units (brick, stone, CMU, etc.) or metal panel unitsRQVWUHHWIDFLQJIDFDGHV. Ground-Floor Transparency 40% 25% None Ground Floor Use Requirements Maximum 25% Street-facing linear frontage for residential living space uses None D D D Required Street Frontage Build-To Range (as measured from the setback) 90% at 0 to 5’ Alt. to provide open space... 75% at 5 to 10’ Alt. to provide open space... 50% at 10 to 20’ Alt. to provide open space... Downtown Zoning Update Process Sample: Canyon Subdistrict Street Frontage Build-To Range Required Build-To Zone DRAFT Comments I. Building Requirements per Street Frontage Type: The following building criteria are dictated by the site’s Street Frontage Type(s): STREET FRONTAGE TYPE Storefront Mixed Use Parkway Minimum Setback 0’ 5’ 10’ Min. Alley, Sidelot and Rear Lot Setbacks 0’ Sidelot 5’ Alley 0’ Rear Yard 0’ Sidelot 5’ Alley 5’ Rear Yard 10’ Sidelot 5’ Alley 5’ Rear Yard Required Street Frontage Build-To Range (as measured from the setback) 90% at 0 to 5’ Alt. to provide open space... 75% at 5 to 10’ Alt. to provide open space... 50% at 10 to 20’ Alt. to provide open space... Primary Entrance Location For parcels with multiple street frontage types, the primary entrance must face a Storefront Street if present, otherwise a Mixed-Use Street. The primary entrance may face a Parkway Street only when other street frontage types are not present. Garage Entry Location & Utility/Service Locations Garage entries and utility or services locations shall be located in alleys. If no alley is present, they may be located on a Parkway Street If a Parkway Street is not present, they may be located on a Miked-Use Street. Garage entries and XWLOLW\ or service locations are not allowed on Storefront street frontages without Planning 'LUHFWRU approval. Lower-Story Building Materials The Lower Stories, deﬁned as the lower portion of the building until the ﬁrst upper-story step-back of a minimum of 3 feet, must be constructed of masonry units (brick, stone, CMU, etc.) or metal panel unitsRQVWUHHWIDFLQJIDFDGHV. Ground-Floor Transparency 40% 25% None Ground Floor Use Requirements Maximum 25% Street-facing linear frontage for residential living space uses None D D D Lower-Story Building Materials The Lower Stories, deﬁned as the lower portion of the building until the ﬁrst upper-story step-back of a minimum of 3 feet, must be constructed of masonry units (brick, stone, CMU, etc.) or metal panel unitsRQVWUHHWIDFLQJIDFDGHV. Min. 3' Upper Floor Stepback at Building Material Change* Downtown Zoning Update Process Sample: Canyon Subdistrict Lower Story Building Materials KEY DRAFT I. Building Requirements per Street Frontage Type: The following building criteria are dictated by the site’s Street Frontage Type(s): STREET FRONTAGE TYPE Storefront Mixed Use Parkway Minimum Setback 0’ 5’ 10’ Min. Alley, Sidelot and Rear Lot Setbacks 0’ Sidelot 5’ Alley 0’ Rear Yard 0’ Sidelot 5’ Alley 5’ Rear Yard 10’ Sidelot 5’ Alley 5’ Rear Yard Required Street Frontage Build-To Range (as measured from the setback) 90% at 0 to 5’ Alt. to provide open space... 75% at 5 to 10’ Alt. to provide open space... 50% at 10 to 20’ Alt. to provide open space... Primary Entrance Location For parcels with multiple street frontage types, the primary entrance must face a Storefront Street if present, otherwise a Mixed-Use Street. The primary entrance may face a Parkway Street only when other street frontage types are not present. Garage Entry Location & Utility/Service Locations Garage entries and utility or services locations shall be located in alleys. If no alley is present, they may be located on a Parkway Street If a Parkway Street is not present, they may be located on a Miked-Use Street. Garage entries and XWLOLW\ or service locations are not allowed on Storefront street frontages without Planning 'LUHFWRU approval. Lower-Story Building Materials The Lower Stories, deﬁned as the lower portion of the building until the ﬁrst upper-story step-back of a minimum of 3 feet, must be constructed of masonry units (brick, stone, CMU, etc.) or metal panel unitsRQVWUHHWIDFLQJIDFDGHV. Ground-Floor Transparency 40% 25% None Ground Floor Use Requirements Maximum 25% Street-facing linear frontage for residential living space uses None D D D Ground-Floor Transparency 40% 25% None 2' 7' Zone of Transparency (Feet) Total Street-Facing Frontage (Feet) x Zone of Transparency (Feet) Total Transparent Window Area Provided in Zone of Transparency (SF) ( ) X 100 = Ground Floor Transparency Percentage Total Street-Facing Frontage (Feet) Zone of Transparency (Feet) DRAFT Ground-Floor Transparency Approximately 60% Total Street-Facing Frontage 2' 7' 123 N College Ave. Zone of Transparency Ground-Floor Transparency Approximately 31% Total Street-Facing Frontage 2' 7' 103 W Mountain Ave. Zone of Transparency I. Building Requirements per Street Frontage Type: The following building criteria are dictated by the site’s Street Frontage Type(s): STREET FRONTAGE TYPE Storefront Mixed Use Parkway Minimum Setback 0’ 5’ 10’ Min. Alley, Sidelot and Rear Lot Setbacks 0’ Sidelot 5’ Alley 0’ Rear Yard 0’ Sidelot 5’ Alley 5’ Rear Yard 10’ Sidelot 5’ Alley 5’ Rear Yard Required Street Frontage Build-To Range (as measured from the setback) 90% at 0 to 5’ Alt. to provide open space... 75% at 5 to 10’ Alt. to provide open space... 50% at 10 to 20’ Alt. to provide open space... Primary Entrance Location For parcels with multiple street frontage types, the primary entrance must face a Storefront Street if present, otherwise a Mixed-Use Street. The primary entrance may face a Parkway Street only when other street frontage types are not present. Garage Entry Location & Utility/Service Locations Garage entries and utility or services locations shall be located in alleys. If no alley is present, they may be located on a Parkway Street If a Parkway Street is not present, they may be located on a Miked-Use Street. Garage entries and XWLOLW\ or service locations are not allowed on Storefront street frontages without Planning 'LUHFWRU approval. Lower-Story Building Materials The Lower Stories, deﬁned as the lower portion of the building until the ﬁrst upper-story step-back of a minimum of 3 feet, must be constructed of masonry units (brick, stone, CMU, etc.) or metal panel unitsRQVWUHHWIDFLQJIDFDGHV. Ground-Floor Transparency 40% 25% None Ground Floor Use Requirements Maximum 25% Street-facing linear frontage for residential DRAFT MAXIMUM HEIGHT ALLOWANCE (per zoning map) 3 Stories 4 Stories 5 Stories 6 Stories 12 Stories Maximum Floor Plate Sizes None Required For contiguous zone lots over 60,000 SF, interior ﬂoor plates above the 6th story shall not exceed 40,000 SF. Upper-Story Stepbacks: th-Story Stepback None. Buildings with 5 or more stories must have a 10’ stepback above the 4th story, measured from the street-facing setback, and must comply with the Contextual Heights Stepback requirements (below). Contextual Heights Stepback None. Where a parcel with a maximum of 4-stories in height is located immediately across the street from a block with a 3-story maximum height allowance, the building shall stepback by 10’ from the parcel’s ground ﬂoor setback on all ﬂoors above that limit across the street. Where a parcel with a maximum of 5-stories in height is located immediately across the street from a block with a 3- or 4-story maximum height allowance, the building shall stepback by 10’ from the parcel’s ground ﬂoor setback on all ﬂoors above that limit across the street. Where a parcel with a maximum of 6-stories in height is located immediately across the street from a block with a 3-, 4- or 5-story maximum height allowance, the building shall stepback by 10’ from the parcel’s ground ﬂoor DRAFT MAXIMUM HEIGHT ALLOWANCE (per zoning map) 3 Stories 4 Stories 5 Stories 6 Stories 12 Stories Maximum Floor Plate Sizes None Required For contiguous zone lots over 60,000 SF, interior ﬂoor plates above the 6th story shall not exceed 40,000 SF. Upper-Story Stepbacks: th-Story Stepback None. Buildings with 5 or more stories must have a 10’ stepback above the 4th story, measured from the street-facing setback, and must comply with the Contextual Heights Stepback requirements (below). Contextual Heights Stepback None. Where a parcel with a maximum of 4-stories in height is located immediately across the street from a block with a 3-story maximum height allowance, the building shall stepback by 10’ from the parcel’s ground ﬂoor setback on all ﬂoors above that limit across the street. Where a parcel with a maximum of 5-stories in height is located immediately across the street from a block with a 3- or 4-story maximum height allowance, the building shall stepback by 10’ from the parcel’s ground ﬂoor setback on all ﬂoors above that limit across the street. Where a parcel with a maximum of 6-stories in height is located immediately across the street from a block with a 3-, 4- or 5-story maximum height allowance, the building shall stepback by 10’ from the parcel’s ground ﬂoor DRAFT MAXIMUM HEIGHT ALLOWANCE (per zoning map) 3 Stories 4 Stories 5 Stories 6 Stories 12 Stories Maximum Floor Plate Sizes None Required For contiguous zone lots over 60,000 SF, interior ﬂoor plates above the 6th story shall not exceed 40,000 SF. Upper-Story Stepbacks: th-Story Stepback None. Buildings with 5 or more stories must have a 10’ stepback above the 4th story, measured from the street-facing setback, and must comply with the Contextual Heights Stepback requirements (below). Contextual Heights Stepback None. Where a parcel with a maximum of 4-stories in height is located immediately across the street from a block with a 3-story maximum height allowance, the building shall stepback by 10’ from the parcel’s ground ﬂoor setback on all ﬂoors above that limit across the street. Where a parcel with a maximum of 5-stories in height is located immediately across the street from a block with a 3- or 4-story maximum height allowance, the building shall stepback by 10’ from the parcel’s ground ﬂoor setback on all ﬂoors above that limit across the street. Where a parcel with a maximum of 6-stories in height is located immediately across the street from a block with a 3-, 4- or 5-story maximum height allowance, the building shall stepback by 10’ from the parcel’s ground ﬂoor DRAFT MAXIMUM HEIGHT ALLOWANCE (per zoning map) 3 Stories 4 Stories 5 Stories 6 Stories 12 Stories Maximum Floor Plate Sizes None Required For contiguous zone lots over 60,000 SF, interior ﬂoor plates above the 6th story shall not exceed 40,000 SF. Upper-Story Stepbacks: th-Story Stepback None. Buildings with 5 or more stories must have a 10’ stepback above the 4th story, measured from the street-facing setback, and must comply with the Contextual Heights Stepback requirements (below). Contextual Heights Stepback None. Where a parcel with a maximum of 4-stories in height is located immediately across the street from a block with a 3-story maximum height allowance, the building shall stepback by 10’ from the parcel’s ground ﬂoor setback on all ﬂoors above that limit across the street. Where a parcel with a maximum of 5-stories in height is located immediately across the street from a block with a 3- or 4-story maximum height allowance, the building shall stepback by 10’ from the parcel’s ground ﬂoor setback on all ﬂoors above that limit across the street. Where a parcel with a maximum of 6-stories in height is located immediately across the street from a block with a 3-, 4- or 5-story maximum height allowance, the building shall stepback by 10’ from the parcel’s ground ﬂoor DRAFT MAXIMUM HEIGHT ALLOWANCE (per zoning map) 3 Stories 4 Stories 5 Stories 6 Stories 12 Stories Maximum Floor Plate Sizes None Required For contiguous zone lots over 60,000 SF, interior ﬂoor plates above the 6th story shall not exceed 40,000 SF. Upper-Story Stepbacks: th-Story Stepback None. Buildings with 5 or more stories must have a 10’ stepback above the 4th story, measured from the street-facing setback, and must comply with the Contextual Heights Stepback requirements (below). Contextual Heights Stepback None. Where a parcel with a maximum of 4-stories in height is located immediately across the street from a block with a 3-story maximum height allowance, the building shall stepback by 10’ from the parcel’s ground ﬂoor setback on all ﬂoors above that limit across the street. Where a parcel with a maximum of 5-stories in height is located immediately across the street from a block with a 3- or 4-story maximum height allowance, the building shall stepback by 10’ from the parcel’s ground ﬂoor setback on all ﬂoors above that limit across the street. Where a parcel with a maximum of 6-stories in height is located immediately across the street from a block with a 3-, 4- or 5-story maximum height allowance, the building shall stepback by 10’ from the parcel’s ground ﬂoor DRAFT MAXIMUM HEIGHT ALLOWANCE (per zoning map) 3 Stories 4 Stories 5 Stories 6 Stories 12 Stories Maximum Floor Plate Sizes None Required For contiguous zone lots over 60,000 SF, interior ﬂoor plates above the 6th story shall not exceed 40,000 SF. Upper-Story Stepbacks: th-Story Stepback None. Buildings with 5 or more stories must have a 10’ stepback above the 4th story, measured from the street-facing setback, and must comply with the Contextual Heights Stepback requirements (below). Contextual Heights Stepback None. Where a parcel with a maximum of 4-stories in height is located immediately across the street from a block with a 3-story maximum height allowance, the building shall stepback by 10’ from the parcel’s ground ﬂoor setback on all ﬂoors above that limit across the street. Where a parcel with a maximum of 5-stories in height is located immediately across the street from a block with a 3- or 4-story maximum height allowance, the building shall stepback by 10’ from the parcel’s ground ﬂoor setback on all ﬂoors above that limit across the street. Where a parcel with a maximum of 6-stories in height is located immediately across the street from a block with a 3-, 4- or 5-story maximum height allowance, the building shall stepback by 10’ from the parcel’s ground ﬂoor Area of Adjacency The buildings in the green hatch were included during the development review process. The blue circle depicts what would be reviewed with the proposed 200-foot buffer. Two of these buildings would not have been included in the proposed scenario. 210 202 215 221 200 218 220 230 148 200 feet 218 200 220 215 221 210 202 230 200 148 What do you think of setting a radius? LAND USE CODE UPDATES, ATTACHMENT 1 Addressing Compatibility New development is expected to respond to the surrounding historic context without mimicking historic buildings or designs. New development should respect the existing built environment but should be of its time. Proposed buildings abutting (touching) parcels with historic buildings should factor in appropriate design elements. New development that is “nearby” (whatever the ﬁnal radius) but not abutting a parcel with a historic building should also respond to the overall context. ADDRESSING DESIGN COMPATIBILITY New Development... Distance Compatibility Considerations ABUTTING (Touching) Height Massing Setbacks Stepbacks Materials Scale Solid to Void Ratio and Character Proportion/Pattern NEAR (Inside Radius) Height Massing Setbacks Scale Proportion/Pattern Are there elements we have missed? Other comments? LAND USE CODE UPDATES, ATTACHMENT 1 201 269 401 317 412 416 328 418 & 420 408 201 220 259 220 317 328 401 408 412 416 418 420 Area of Adjacency The buildings in the green hatch were included during the development review process. The blue circle depicts what would be reviewed with the proposed 200-foot buffer. Eleven of these buildings would not have been included in the proposed scenario. 200 feet What do you think of setting a radius? LAND USE CODE UPDATES, ATTACHMENT 1 Which radius is appropriate? Why? LAND USE CODE UPDATES, ATTACHMENT 1 Purpose The City is drafting code language to clarify the Land Use Code sections that govern transition areas between the Downtown and Old Town Neighborhoods. The proposed transition areas include both the East and West Side Neighborhood areas zoned “Neighborhood Conservation Buffer” (NCB). This effort reﬂects ongoing plan implementation for the Downtown and Old Town Neighborhood plans. The proposed new design standards provide greater clarity on appropriate building forms, height, scale, site planning, and design compatibility in the NCB and D zone districts. The proposed changes provide more predictable form-based standards to clarify topics currently addressed in descriptive performance standards requiring case-by-case interpretation. The standards will address single- and multi-family residential redevelopment, non-residential, mixed-use, and civic projects. NCB Zoning Update Process Old Town Neighborhoods Transition Standards Comments Policy Direction City Council adopted the Old Town Neighborhoods Plan in February 2017. The plan includes policies and strategies as a foundation and direction for this effort. The speciﬁc policies for pursuing new transition standards are: Policy LUT 2 Improve transitions between established single-family neighborhoods and Downtown/CSU. Strategies LUT 2.1 Explore options to create new or expanded Neighborhood Conservation Buffer (NCB) zoning between Downtown and the neighborhoods. LUT 2.2 Develop new design guidelines and standards for neighborhood transition areas and the Neighborhood Conservation Buffer (NCB) zone district to improve compatibility between residential blocks and more intense nearby development. LUT 2.3 Limit new commercial development within the established residential areas consistent with neighborhood conservation zoning. Encourage neighborhood-supportive services and compatible commercial activity along neighborhood edges or within transition areas. Policy LUT 2 LAND USE CODE UPDATES, ATTACHMENT 1 Issues to be Addressed • Insufficient regulations in place to ensure future compatibility for transition areas; • Need for new design standards for multi-family residential and non-residential uses; • Consider higher density in transitions to provide “missing middle housing” transect; • Stronger buffer design standards between Downtown and CSU is no buffer zoning is in place; • Height, setbacks, scale, massing, and detailing for commercial and multi-family buildings should respond to existing buildings; • Negative impacts of commercial creep into neighborhoods; • Minimizing spill-over parking impacts in neighborhoods; • Taller buildings creating shadow impacts; • How to support higher density in transition areas without compromising neighborhood character; • Compatible new development adjacent to historic buildings or blocks; • Existing permitted land uses are mostly appropriate, but should focus more on design elements like height, materials, setbacks, stepbacks, roof form, ground-ﬂoor character, site design, and on-site parking. NCB Zoning Update Process Old Town Neighborhoods Transition Standards Comments LAND USE CODE UPDATES, ATTACHMENT 1 Comments LAND USE CODE UPDATES, ATTACHMENT 1 NCB Zoning Update Process Downtown-Neighborhoods Transition Examples: Multi-family/Mixed-Use Comments LAND USE CODE UPDATES, ATTACHMENT 1 Additional Comments LAND USE CODE UPDATES, ATTACHMENT 1 NCB Zoning Update Process Downtown-Neighborhoods Transition Examples: Multi-family/Mixed-Use Comments LAND USE CODE UPDATES, ATTACHMENT 1 setback on all ﬂoors above that limit across the street. Where a parcel with a maximum of 12-stories in height is located immediately across the street from a block with a 3-, 4- 5- or 6-story maximum height allowance, the building shall stepback by 10’ from the parcel’s ground ﬂoor setback on all ﬂoors above that limit across the street. Maximum Wall Length For structures with a structure length over 130 feet, the maximum wall length for the base of the building (deﬁned as the lower portion of the building below any required upper-story stepbacks) without a Major Facade Plane Change shall be 50 feet. A Major Facade Plane Change must be a minimum of 2 feet deep and a minimum of 2’ wide, measured in parallel with and perpendicular to the property line. Building Articulation Street-facing facades shall incorporate a minimum of 3 of the following articulation techniques: 1. Minor Facade Plane Changes of a minimum of 3 inches 2. Vertical Projections 3. Horizontal Projects (awnings, cornice articulation) 4. Coordinated window composition between ground ﬂoor and all upper ﬂoors 5. Balconies or terraces 6. Material Changes 7. Fenestration Detail Requirements, including window depth and sills or lintel requirements *Note: Development Review Process will determine if building meets this criteria. III. Building Form: The following criteria regulate the building’s form: D D D D D Building Articulation Street-facing facades shall incorporate a minimum of 3 of the following articulation techniques: 1. Minor Facade Plane Changes of a minimum of 3 inches 2. Vertical Projections 3. Horizontal Projects (awnings, cornice articulation) 4. Coordinated window composition between ground ﬂoor and all upper ﬂoors 5.Balconies or terraces 6. Material Changes 7. Fenestration Detail Requirements, including window depth and sills or lintel requirements *Note: Development Review Process will determine if building meets this criteria. Downtown Zoning Update Process Building Form: Building Articulation Sample Imagery: Comments LAND USE CODE UPDATES, ATTACHMENT 1 setback on all ﬂoors above that limit across the street. Where a parcel with a maximum of 12-stories in height is located immediately across the street from a block with a 3-, 4- 5- or 6-story maximum height allowance, the building shall stepback by 10’ from the parcel’s ground ﬂoor setback on all ﬂoors above that limit across the street. Maximum Wall Length For structures with a structure length over 130 feet, the maximum wall length for the base of the building (deﬁned as the lower portion of the building below any required upper-story stepbacks) without a Major Facade Plane Change shall be 50 feet. A Major Facade Plane Change must be a minimum of 2 feet deep and a minimum of 2’ wide, measured in parallel with and perpendicular to the property line. Building Articulation Street-facing facades shall incorporate a minimum of 3 of the following articulation techniques: 1. Minor Facade Plane Changes of a minimum of 3 inches 2. Vertical Projections 3. Horizontal Projects (awnings, cornice articulation) 4. Coordinated window composition between ground ﬂoor and all upper ﬂoors 5. Balconies or terraces 6. Material Changes 7. Fenestration Detail Requirements, including window depth and sills or lintel requirements *Note: Development Review Process will determine if building meets this criteria. III. Building Form: The following criteria regulate the building’s form: D D D D D Maximum Wall Length For structures with a structure length over 130 feet, the maximum wall length for the base of the building (deﬁned as the lower portion of the building below any required upper-story stepbacks) without a Major Facade Plane Change shall be 50 feet. A Major Facade Plane Change must be a minimum of 2 feet deep and a minimum of 2’ wide, measured in parallel with and perpendicular to the property line. Downtown Zoning Update Process Building Form: Maximum Wall Length Required Facade Plane Changes > 130' Structure Length Max. Lower Story Wall Length Comments Example shows a 200’ Building LAND USE CODE UPDATES, ATTACHMENT 1 setback on all ﬂoors above that limit across the street. Where a parcel with a maximum of 12-stories in height is located immediately across the street from a block with a 3-, 4- 5- or 6-story maximum height allowance, the building shall stepback by 10’ from the parcel’s ground ﬂoor setback on all ﬂoors above that limit across the street. Maximum Wall Length For structures with a structure length over 130 feet, the maximum wall length for the base of the building (deﬁned as the lower portion of the building below any required upper-story stepbacks) without a Major Facade Plane Change shall be 50 feet. A Major Facade Plane Change must be a minimum of 2 feet deep and a minimum of 2’ wide, measured in parallel with and perpendicular to the property line. Building Articulation Street-facing facades shall incorporate a minimum of 3 of the following articulation techniques: 1. Minor Facade Plane Changes of a minimum of 3 inches 2. Vertical Projections 3. Horizontal Projects (awnings, cornice articulation) 4. Coordinated window composition between ground ﬂoor and all upper ﬂoors 5. Balconies or terraces 6. Material Changes 7. Fenestration Detail Requirements, including window depth and sills or lintel requirements *Note: Development Review Process will determine if building meets this criteria. III. Building Form: The following criteria regulate the building’s form: D D D D D Contextual Heights Stepback None. Where a parcel with a maximum of 4-stories in height is located immediately across the street from a block with a 3-story maximum height allowance, the building shall stepback by 10’ from the parcel’s ground ﬂoor setback on all ﬂoors above that limit across the street. Where a parcel with a maximum of 5-stories in height is located immediately across the street from a block with a 3- or 4-story maximum height allowance, the building shall stepback by 10’ from the parcel’s ground ﬂoor setback on all ﬂoors above that limit across the street. Where a parcel with a maximum of 6-stories in height is located immediately across the street from a block with a 3-, 4- or 5-story maximum height allowance, the building shall stepback by 10’ from the parcel’s ground ﬂoor setback on all ﬂoors above that limit across the street. Where a parcel with a maximum of 12-stories in height is located immediately across the street from a block with a 3-, 4- 5- or 6-story maximum height allowance, the building shall stepback by 10’ from the parcel’s ground ﬂoor setback on all ﬂoors above that limit across the street. Downtown Zoning Update Process Building Form: Contextual Heights Stepback Contextual Height Stepback Public Right-of-Way Allowable Height (Stories) of Property Accross Street Property Line Property Line Comments LAND USE CODE UPDATES, ATTACHMENT 1 setback on all ﬂoors above that limit across the street. Where a parcel with a maximum of 12-stories in height is located immediately across the street from a block with a 3-, 4- 5- or 6-story maximum height allowance, the building shall stepback by 10’ from the parcel’s ground ﬂoor setback on all ﬂoors above that limit across the street. Maximum Wall Length For structures with a structure length over 130 feet, the maximum wall length for the base of the building (deﬁned as the lower portion of the building below any required upper-story stepbacks) without a Major Facade Plane Change shall be 50 feet. A Major Facade Plane Change must be a minimum of 2 feet deep and a minimum of 2’ wide, measured in parallel with and perpendicular to the property line. Building Articulation Street-facing facades shall incorporate a minimum of 3 of the following articulation techniques: 1. Minor Facade Plane Changes of a minimum of 3 inches 2. Vertical Projections 3. Horizontal Projects (awnings, cornice articulation) 4. Coordinated window composition between ground ﬂoor and all upper ﬂoors 5. Balconies or terraces 6. Material Changes 7. Fenestration Detail Requirements, including window depth and sills or lintel requirements *Note: Development Review Process will determine if building meets this criteria. III. Building Form: The following criteria regulate the building’s form: D D D D D th-Story Stepback None. Buildings with 5 or more stories must have a 10’ stepback above the 4th story, measured from the street-facing setback, and must comply with the Contextual Heights Stepback requirements (below). Downtown Zoning Update Process Building Form: 5th-Story Stepback 5th-Story Stepback KEY Property Line 5th-Story Stepback Min. Setback Comments LAND USE CODE UPDATES, ATTACHMENT 1 setback on all ﬂoors above that limit across the street. Where a parcel with a maximum of 12-stories in height is located immediately across the street from a block with a 3-, 4- 5- or 6-story maximum height allowance, the building shall stepback by 10’ from the parcel’s ground ﬂoor setback on all ﬂoors above that limit across the street. Maximum Wall Length For structures with a structure length over 130 feet, the maximum wall length for the base of the building (deﬁned as the lower portion of the building below any required upper-story stepbacks) without a Major Facade Plane Change shall be 50 feet. A Major Facade Plane Change must be a minimum of 2 feet deep and a minimum of 2’ wide, measured in parallel with and perpendicular to the property line. Building Articulation Street-facing facades shall incorporate a minimum of 3 of the following articulation techniques: 1. Minor Facade Plane Changes of a minimum of 3 inches 2. Vertical Projections 3. Horizontal Projects (awnings, cornice articulation) 4. Coordinated window composition between ground ﬂoor and all upper ﬂoors 5. Balconies or terraces 6. Material Changes 7. Fenestration Detail Requirements, including window depth and sills or lintel requirements *Note: Development Review Process will determine if building meets this criteria. III. Building Form: The following criteria regulate the building’s form: D D D D D Maximum Floor Plate Sizes None Required For contiguous zone lots over 60,000 SF, interior ﬂoor plates above the 6th story shall not exceed 40,000 SF. Downtown Zoning Update Process Building Form: Maximum Floor Plate Size Sample Office Product: Zone Lot > 60,000 SF Upper Stories < 40,000 SF Sample Residential Product: Zone Lot > 60,000 SF Upper Stories < 40,000 SF Comments LAND USE CODE UPDATES, ATTACHMENT 1 setback on all ﬂoors above that limit across the street. Where a parcel with a maximum of 12-stories in height is located immediately across the street from a block with a 3-, 4- 5- or 6-story maximum height allowance, the building shall stepback by 10’ from the parcel’s ground ﬂoor setback on all ﬂoors above that limit across the street. Maximum Wall Length For structures with a structure length over 130 feet, the maximum wall length for the base of the building (deﬁned as the lower portion of the building below any required upper-story stepbacks) without a Major Facade Plane Change shall be 50 feet. A Major Facade Plane Change must be a minimum of 2 feet deep and a minimum of 2’ wide, measured in parallel with and perpendicular to the property line. Building Articulation Street-facing facades shall incorporate a minimum of 3 of the following articulation techniques: 1. Minor Facade Plane Changes of a minimum of 3 inches 2. Vertical Projections 3. Horizontal Projects (awnings, cornice articulation) 4. Coordinated window composition between ground ﬂoor and all upper ﬂoors 5. Balconies or terraces 6. Material Changes 7. Fenestration Detail Requirements, including window depth and sills or lintel requirements *Note: Development Review Process will determine if building meets this criteria. III. Building Form: The following criteria regulate the building’s form: D D D D D Downtown Zoning Update Process Building Form College Lemay Laurel Mulberry Lincoln Vine Mountain Proposed Max. Height (Stories) 3 4 5 6 12 Comments LAND USE CODE UPDATES, ATTACHMENT 1 living space uses None D D D Ground-Floor Transparency 40% 25% None Downtown Zoning Update Process Sample: Ground-Floor Transparency Existing Example Comments LAND USE CODE UPDATES, ATTACHMENT 1 Downtown Zoning Update Process Sample: Canyon Subdistrict Ground-Floor Transparency Comments LAND USE CODE UPDATES, ATTACHMENT 1 Lower-Story Building Material Requirement *Note other Upper Story Stepbacks may be required LAND USE CODE UPDATES, ATTACHMENT 1 Min. Setback Based on Street Frontage Type Building Footprint Length of Building In Build-To Zone Total Block Frontage (Feet) KEY Property Line Build-To Line Min. Setback Total Block Frontage (Feet) Length of Building in Build-To Zone (Feet) ( ) X 100 = Build-To Percentage Comments LAND USE CODE UPDATES, ATTACHMENT 1 Lincoln Vine Mountain LAND USE CODE UPDATES, ATTACHMENT 1 RL RC LMN NCM CG MMN NCB I NCM NCM Mason Masonnn MMaason Masonn nn SSSSSSSSttttttttt College C e AAAAve ve CSU Ho HHo HHooo College C CC g e Ave AAAve Lau Lauu LLL Mulber Mulbe eeer rry yy SSSttt Myrtle My MM yrtle tl ee Oakkk Oak SStt NNNCCCCBBBBB rr rtle e HHHH POOLL Poud Po PPP o re Riv PPPPPOL Vine Dr Drr N III VV NNCCCCCBBBBB Riv v Mountain Mounttain Mountainn M o uu n tt t aa AAAAAAveee vee vv Laporte L Lapo pp orte ee AAve vee Maple MMM M Mapl p plle pl SSStt Cher C Ch her ee rrrrry yy y SSSSSSttt Whitcomb W Whitcom h i mb m b SSSStt NNNNNNNCC NNNNCCCCCMMMMMMMM Whitcomb m St e t t Meldrum M ld m mm SSStt Sherwood S Sh h herwoood o d SStttt WW NNNNNNCCCCCCCBBBBBB Whitcomb W m St e SSt St ee tt tt CCCCCCBBBBB ee tt ttt CCC es s SSSSt POL es ee BB RRRRRRRLLLLLLL RC rrel ell ll SSSttt rtleee rtle SSStt NNNNNNCCCCCMMMMMM rtlee rtle Riverside Riversid rsid side AAve veee ooooowes oo wwe w LLLMMMNNNNNNN oooo es VVVV Magnolia M Magno g no ol olia l a SSSttt Olivee OOlivvve liv SSSSttttt Oakkk Oak SStt NNNNCCCCCMMMMMMMM Oak k St Lemay emma AAve Lincoln co ln AAve ve CGG Lincol Lincoln Av AAve ve MMN Lincoln Ave Canyon C ny onn AAAvee v ttt River Rivv Riv Linden Lin Sttt Old OO TTown TT oown wwn Squa Sq qq ua aa rreee DDD Downtown Zoning Update Process Downtown Rezoning Unify Downtown Under D Zone Comments Downtown Boundary Downtown Boundary LAND USE CODE UPDATES, ATTACHMENT 1