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HomeMy WebLinkAbout2021CV30425 - Save The Poudre And No Pipe Dream Coporation V. Northern Colorado Water Conservancy District, Northern Integrated Supply Project Water Activity Enterprise, The City Of Fort Collins - 001G - Exhibit 7Fort  Collins,  Colorado,  Land  Use   ARTICLE  2  ADMINISTRATION         Fort  Collins,  Colorado,  Land  Use        Created:  2021-­‐04-­‐15  13:25:57  [EST]   (Supp.  No.  58,  Update  2)     Page  1  of  60   ARTICLE  2     ADMINISTRATION   DIVISION  2.1  GENERAL  PROCEDURAL  REQUIREMENTS   2.1.1  Decision  Maker  and  Administrative  Bodies   The  City  Council,  Planning  and  Zoning  Board,  Zoning  Board  of  Appeals  and  Director  are  frequently  referenced  in   this  Land  Use  Code.  Reference  should  be  made  to  Chapter  2  of  the  City  Code  for  descriptions  of  these  and  other   decision  makers  and  administrative  bodies,  and  their  powers,  duties,  membership  qualifications  and  related   matters.     The  Director  or  the  Planning  and  Zoning  Board  will  consider,  review  and  decide  all  development  applications  for   permitted  uses  (overall  development  plans,  PUD  Overlays  640  acres  or  less,  basic  development  review  plans,   project  development  plans  and  final  plans)  according  to  the  provisions  of  this  Land  Use  Code.  For  those   development  applications  subject  to  basic  development  review,  the  Director  (or  the  Director's  subordinate)  is  the   designated  decision  maker.  For  those  development  applications  subject  to  administrative  review  (sometimes   referred  to  as  "Type  1  review"),  the  Director  is  the  designated  decision  maker  (see  Section  2.2.7(A)(1)).  For  those   development  applications  subject  to  P&Z  review  (sometimes  referred  to  as  "Type  2  review"),  the  Planning  and   Zoning  Board  is  the  designated  decision  maker  (see  Section  2.2.7(A)(2)).  For  PUD  Overlays  greater  than  640  acres,   the  City  Council  is  the  designated  decision  maker  after  receiving  a  Planning  and  Zoning  Board  recommendation.   The  permitted  use  list  for  a  particular  zone  district  and  the  development  review  procedure  "steps"  for  a  particular   development  application  identifies  which  review,  Type  1  or  Type  2,  will  apply.  For  building  permit  applications,  the   Building  and  Zoning  Director  is  the  decision  maker  (see  Section  2.7.3).  (See  "Overview  of  Development  Review   Procedures,"  Section  2.1.2,  below,  for  a  further  description  of  different  levels  of  review.)     (  Ord.  No.  175,  2014  §2,  12/16/14  ;  Ord.  No.  063,  2018  ,  §3,  6/5/18;  Ord.  No.  091,  2018  ,  §3,  7/17/18;  Ord.  No.  161,   2020  ,  §3,  1/5/21)   2.1.2  Overview  of  Development  Review  Procedures   This  article  establishes  the  development  review  procedures  for  different  types  of  development  applications  and   building  permits  within  the  city.     (A)  Where  is  the  project  located?  An  applicant  must  first  locate  the  proposed  project  on  the  Zoning  Map.   Once  the  proposed  project  has  been  located,  the  applicable  zone  district  must  be  identified  from  the   Zoning  Map  and  legend.  Then,  by  referring  to  Article  4,  District  Standards,  of  this  Land  Use  Code,  the   applicant  will  find  the  district  standards  which  apply  to  the  zone  district  in  which  the  proposed  project   is  located.  The  city's  staff  is  available  to  assist  applicants  in  this  regard.     (B)  What  uses  are  proposed?  Next,  an  applicant  must  identify  which  uses  will  be  included  in  the  proposed   project.  If  all  of  the  applicant's  proposed  uses  are  listed  as  permitted  uses  in  the  applicable  zone   district  for  the  project,  then  the  applicant  is  ready  to  proceed  with  a  development  application  for  a   permitted  use.  If  any  of  the  applicant's  proposed  uses  are  not  listed  as  permitted  uses  in  the  applicable   zone  district  for  the  project,  then  the  applicant  must  either  eliminate  the  nonpermitted  uses  from  his   or  her  proposal,  seek  the  addition  of  a  new  permitted  use  pursuant  to  Section  1.3.4,  seek  a  text   DATE FILED: June 9, 2021 2:57 PM FILING ID: 25B6CAFF36124 CASE NUMBER: 2021CV30425              Created:  2021-­‐04-­‐15  13:25:55  [EST]   (Supp.  No.  58,  Update  2)     Page  2  of  60   amendment  to  this  Land  Use  Code  or  a  rezoning  amendment  to  the  Zoning  Map  pursuant  to  Division   2.9,  or  seek  approval  of  a  PUD  Overlay  pursuant  to  Divisions  2.15  and  4.29.  Any  use  not  listed  as  a   permitted  use  in  the  applicable  zone  district  is  deemed  a  prohibited  use  in  that  zone  district,  unless  it   has  been  permitted  pursuant  to  Section  1.3.4  for  a  particular  development  application  or  permitted  as   part  of  an  approved  PUD  Overlay.  Again,  the  city's  staff  will  be  available  to  assist  applicants  with  their   understanding  of  the  zone  districts  and  permitted  uses.     (C)  Which  type  of  development  application  should  be  submitted?  To  proceed  with  a  development   proposal  for  permitted  uses,  the  applicant  must  determine  what  type  of  development  application   should  be  selected  and  submitted.  All  development  proposals  which  include  only  permitted  uses  must   be  processed  and  approved  through  the  following  development  applications:  first  through  a  project   development  plan  (Division  2.4),  and  then  through  a  final  plan  (Division  2.5).  If  the  applicant  desires  to   develop  in  two  (2)  or  more  separate  project  development  plan  submittals,  an  overall  development  plan   (Division  2.3)  will  also  be  required  prior  to  or  concurrently  with  the  project  development  plan.  Overall   development  plans,  PUD  Overlays,  basic  development  reviews,  project  development  plans  and  final   plans  are  the  five  (5)  types  of  development  applications  for  permitted  uses.  Each  successive   development  application  for  a  development  proposal  must  build  upon  the  previously  approved   development  application,  as  needed,  by  providing  additional  details  (through  the  development   application  submittal  requirements)  and  by  meeting  additional  restrictions  and  standards  (contained  in   the  General  Development  Standards  of  Article  3  and  the  District  Standards  of  Article  4).  Overall   development  plans,  basic  development  reviews  and  project  development  plans  may  be  consolidated   into  one  (1)  application  for  concurrent  processing  and  review  when  appropriate  under  the  provisions   of  Section  2.2.3.  The  purpose,  applicability  and  interrelationship  of  these  types  of  development   applications  are  discussed  further  in  Section  2.1.3.     (D)  Who  reviews  the  development  application?  Once  an  applicant  has  determined  the  type  of   development  application  to  be  submitted,  he  or  she  must  determine  the  appropriate  level  of   development  review  required  for  the  development  application.  To  make  this  determination,  the   applicant  must  refer  to  the  provisions  of  the  applicable  zone  district  in  Article  4  and  the  provisions   pertaining  to  the  appropriate  development  application.  These  provisions  will  determine  whether  the   permitted  uses  and  the  development  application  are  subject  to  basic  development  review,   administrative  review  ("Type  1  review"),  Planning  and  Zoning  Board  review  ("Type  2  review"),  or  City   Council  review  in  the  case  of  PUD  Overlays  greater  than  640  acres.  Identification  of  the  required  level   of  development  review  will,  in  turn,  determine  which  decision  maker,  the  Director  in  the  case  of   administrative  review  ("Type  1  review"),  or  the  Planning  and  Zoning  Board  in  the  case  of  Planning  and   Zoning  Board  review  ("Type  2  review"),  or  the  City  Council  for  PUD  Overlays  greater  than  640  acres,  will   review  and  make  the  final  decision  on  the  development  application.  When  a  development  application   contains  both  Type  1  and  Type  2  uses,  it  will  be  processed  as  a  Type  2  review.     (E)  How  will  the  development  application  be  processed?  The  review  of  overall  development  plans,  PUD   Overlays,  project  development  plans  and  final  plans  will  each  generally  follow  the  same  procedural   "steps"  regardless  of  the  level  of  review  (administrative  review  or  Planning  and  Zoning  Board  review).   The  common  development  review  procedures  contained  in  Division  2.2  establish  a  twelve-­‐step  process   equally  applicable  to  all  overall  development  plans,  project  development  plans  and  final  plans.     The  twelve  (12)  steps  of  the  common  development  review  procedures  are  the  same  for  each  type  of   development  application,  whether  subject  to  basic  development  review,  administrative  review,   Planning  and  Zoning  Board  review,  or  City  Council  review  in  the  case  of  PUD  Overlays  greater  than  640   acres  unless  an  exception  to  the  common  development  review  procedures  is  expressly  called  for  in  the   particular  development  application  requirements  of  this  Land  Use  Code.  In  other  words,  each  overall   development  plan,  each  project  development  plan  and  each  final  plan  will  be  subject  to  the  twelve-­‐ step  common  procedure.  The  twelve  (12)  steps  include:  (1)  conceptual  review;  (2)  neighborhood   meeting;  (3)  development  application  submittal;  (4)  determination  of  sufficiency;  (5)  staff  report;  (6)                Created:  2021-­‐04-­‐15  13:25:55  [EST]   (Supp.  No.  58,  Update  2)     Page  3  of  60   notice;  (7)  public  hearing;  (8)  standards;  (9)  conditions  of  approval;  (10)  amendments;  (11)  lapse;  and   (12)  appeals.     However,  Step  1,  conceptual  review,  applies  only  to  the  initial  development  application  submittal  for  a   development  project  (i.e.,  overall  development  plan  or  PUD  Overlay  when  required,  or  project   development  plan  when  neither  an  overall  development  plan  nor  a  PUD  Overlay  is  required).   Subsequent  development  applications  for  the  same  development  project  are  not  subject  to  Step  1,   conceptual  review.     Moreover,  Step  2,  neighborhood  meeting,  applies  only  to  certain  development  applications  subject  to   Planning  and  Zoning  Board  and  City  Council  review.  Step  2,  neighborhood  meeting,  does  not  apply  to   development  applications  subject  to  basic  development  review  or  administrative  review.  Step  3,   application  submittal  requirements,  applies  to  all  development  applications.  Applicants  shall  submit   items  and  documents  in  accordance  with  a  master  list  of  submittal  requirements  as  established  by  the   City  Manager.  Overall  development  plans  must  comply  with  only  certain  identified  items  on  the  master   list,  while  PUD  Overlays,  project  development  plans,  and  final  plans  must  include  different  items  from   the  master  list.  This  master  list  is  intended  to  assure  consistency  among  submittals  by  using  a  "building   block"  approach,  with  each  successive  development  application  building  upon  the  previous  one  for   that  project.  City  staff  is  available  to  discuss  the  common  procedures  with  the  applicant.     (F)  What  if  the  development  proposal  doesn't  fit  into  one  of  the  types  of  development  applications   discussed  above?  In  addition  to  the  four  (4)  development  applications  for  permitted  uses,  the  applicant   may  seek  approval  for  other  types  of  development  applications,  including  development  applications  for   a  modification  of  standards  (Division  2.8),  an  amendment  to  the  text  of  the  Land  Use  Code  and/or  the   Zoning  Map  (Division  2.9),  a  hardship  variance  (Division  2.10),  an  appeal  of  an  administrative  decision   (Division  2.11)  or  other  requests.  These  other  types  of  development  applications  will  be  reviewed   according  to  applicable  steps  in  the  common  development  review  procedures.     (G)  Is  a  building  permit  required?  The  next  step  after  approval  of  a  final  plan  is  to  apply  for  a  Building   Permit.  Most  construction  requires  a  Building  Permit.  This  is  a  distinct  and  separate  process  from  a   development  application.  The  twelve  (12)  steps  of  the  common  development  review  procedures  must   be  followed  for  the  Building  Permit  process.  Procedures  and  requirements  for  submitting  a  Building   Permit  application  are  described  in  Division  2.7.     (H)  Is  it  permissible  to  talk  with  decision  makers  "off  the  record"  about  a  development  plan  prior  to  the   decision  makers'  formal  review  of  the  application?  No.  Development  plans  must  be  reviewed  and   approved  in  accordance  with  the  provisions  of  this  Land  Use  Code  and  the  City's  decision  whether  to   approve  or  deny  an  application  must  be  based  on  the  criteria  established  herein  and  on  the   information  provided  at  the  hearings  held  on  the  application.  In  order  to  afford  all  persons  who  may  be   affected  by  the  review  and  approval  of  a  development  plan  an  opportunity  to  respond  to  the   information  upon  which  decisions  regarding  the  plan  will  be  made,  and  in  order  to  preserve  the   impartiality  of  the  decision  makers,  decision  makers  who  intend  to  participate  in  the  decisions  should   avoid  communications  with  the  applicant  or  other  members  of  the  public  about  the  plan  prior  to  the   hearings  in  which  they  intend  to  participate.     (Ord.  No.  90,  1998,  5/19/98;  Ord.  No.  165,  1999  §§4-­‐6,  11/16/99;  Ord.  No.  073,  2008  §2,  7/1/08;  Ord.  No.  120,   2011  §2,  9/20/2011;  Ord.  No.  059,  2017  ,  §  5,  5/2/17;  Ord.  No.  091,  2018  ,  §4,  7/17/18;  Ord.  No.  077,  2019  ,  §2,   7/16/19)   2.1.3  Types  of  Development  Applications   (A)  Applicability.  All  development  proposals  which  include  only  permitted  uses  must  be  processed  and  approved   through  the  following  development  applications:  a  basic  development  review;  or  through  a  project                Created:  2021-­‐04-­‐15  13:25:55  [EST]   (Supp.  No.  58,  Update  2)     Page  4  of  60   development  plan  (Division  2.4),  then  through  a  final  plan  (Division  2.5),  then  through  a  development   construction  permit  (Division  2.6)  and  then  through  a  building  permit  review  (Division  2.7).  If  the  applicant   desires  to  develop  in  two  (2)  or  more  separate  project  development  plan  submittals,  an  overall  development   plan  (Division  2.3)  will  also  be  required  prior  to  or  concurrently  with  the  project  development  plan.  A  PUD   Master  Plan  associated  with  a  PUD  Overlay  may  be  substituted  for  an  overall  development  plan  (Divisions   2.15  and  4.29).  Each  successive  development  application  for  a  development  proposal  must  build  upon  the   previously  approved  development  application  by  providing  additional  details  (through  the  development   application  submittal  requirements)  and  by  meeting  additional  restrictions  and  standards  (contained  in  the   General  Development  Standards  of  Article  3  and  the  District  Standards  of  Article  4).     Permitted  uses  subject  to  administrative  review  or  permitted  uses  subject  to  Planning  and  Zoning  Board   review  listed  in  the  applicable  zone  district  set  forth  in  Article  4,  District  Standards,  shall  be  processed   through  an  overall  development  plan,  a  project  development  plan  or  a  final  plan.  If  any  use  not  listed  as  a   permitted  use  in  the  applicable  zone  district  is  included  in  a  development  application,  it  may  also  be   processed  as  an  overall  development  plan,  project  development  plan  or  final  plan,  if  such  proposed  use  has   been  approved,  or  is  concurrently  submitted  for  approval,  in  accordance  with  the  requirements  for  an   amendment  to  the  text  of  this  Land  Use  Code  and/or  the  Zoning  Map,  Division  2.9,  or  in  accordance  with  the   requirements  for  the  addition  of  a  permitted  use  under  Section  1.3.4.  Development  applications  for   permitted  uses  which  seek  to  modify  any  standards  contained  in  the  General  Development  Standards  in   Article  3,  or  the  District  Standards  in  Article  4,  shall  be  submitted  by  the  applicant  and  processed  as  a   modification  of  standards  under  Division  2.8.  Hardship  variances  to  standards  contained  in  Article  3,  General   Development  Standards,  or  Article  4,  District  Standards,  shall  be  processed  as  hardship  variances  by  the   Zoning  Board  of  Appeals  pursuant  to  Division  2.10.  Appeals  of  administrative/staff  decisions  shall  be   according  to  Division  2.11.  PUD  overlays  shall  be  processed  pursuant  to  Divisions  2.15,  4.29.     (B)  Overall  Development  Plan.     (1)  Purpose  and  Effect.  The  purpose  of  the  overall  development  plan  is  to  establish  general  planning  and   development  control  parameters  for  projects  that  will  be  developed  in  phases  with  multiple  submittals   while  allowing  sufficient  flexibility  to  permit  detailed  planning  in  subsequent  submittals.  Approval  of  an   overall  development  plan  does  not  establish  any  vested  right  to  develop  property  in  accordance  with   the  plan.     (2)  Applicability.  An  overall  development  plan  shall  be  required  for  any  property  which  is  intended  to  be   developed  over  time  in  two  (2)  or  more  separate  project  development  plan  submittals.  Refer  to   Division  2.3  for  specific  requirements  for  overall  development  plans.     (C)  Project  Development  Plan  and  Plat.     (1)  Purpose  and  Effect.  The  project  development  plan  shall  contain  a  general  description  of  the  uses  of   land,  the  layout  of  landscaping,  circulation,  architectural  elevations  and  buildings,  and  it  shall  include   the  project  development  plan  and  plat  (when  such  plat  is  required  pursuant  to  Section  3.3.1  of  this   Code).  Approval  of  a  project  development  plan  does  not  establish  any  vested  right  to  develop  property   in  accordance  with  the  plan.     (2)  Applicability.  Upon  completion  of  the  conceptual  review  meeting  and  after  the  Director  has  made   written  comments  and  after  a  neighborhood  meeting  has  been  held  (if  necessary),  an  application  for   project  development  plan  review  may  be  filed  with  the  Director.  If  the  project  is  to  be  developed  over   time  in  two  (2)  or  more  separate  project  development  plan  submittals,  an  overall  development  plan   shall  also  be  required.  Refer  to  Division  2.4  for  specific  requirements  for  project  development  plans.     (D)  Final  Plan  and  Plat.     (1)  Purpose  and  Effect.  The  final  plan  is  the  site  specific  development  plan  which  describes  and  establishes   the  type  and  intensity  of  use  for  a  specific  parcel  or  parcels  of  property.  The  final  plan  shall  include  the                Created:  2021-­‐04-­‐15  13:25:55  [EST]   (Supp.  No.  58,  Update  2)     Page  5  of  60   final  subdivision  plat  (when  such  plat  is  required  pursuant  to  Section  3.3.1  of  this  Code),  and  if  required   by  this  Code  or  otherwise  determined  by  the  Director  to  be  relevant  or  necessary,  the  plan  shall  also   include  the  development  agreement  and  utility  plan  and  shall  require  detailed  engineering  and  design   review  and  approval.  Building  permits  may  be  issued  by  the  Building  and  Zoning  Director  only  pursuant   to  an  approved  final  plan  or  other  site  specific  development  plan,  subject  to  the  provisions  of  Division   2.8.     (2)  Applicability.  Application  for  a  final  plan  may  be  made  only  after  approval  by  the  appropriate  decision   maker  (Director  for  Type  1  review,  or  Planning  and  Zoning  Board  for  Type  2  review)  of  a  project   development  plan,  unless  the  project  development  and  final  plans  have  been  consolidated  pursuant  to   Section  2.2.3(B).  An  approved  final  plan  shall  be  required  for  any  property  which  is  intended  to  be   developed.  No  development  shall  be  allowed  to  develop  or  otherwise  be  approved  or  permitted   without  an  approved  final  plan.  Refer  to  Division  2.5  for  specific  requirements  for  final  plans.     (E)  Site  Plan  Advisory  Review.     (1)  Purpose  and  Effect.  The  Site  Plan  Advisory  Review  process  requires  the  submittal  and  approval  of  a  site   development  plan  that  describes  the  location,  character  and  extent  of  improvements  to  parcels  owned   or  operated  by  public  entities.  In  addition,  with  respect  to  public  and  charter  schools,  the  review  also   has  as  its  purpose,  as  far  as  is  feasible,  that  the  proposed  school  facility  conforms  to  the  City's   Comprehensive  Plan.     (2)  Applicability.  A  Site  Plan  Advisory  Review  shall  be  applied  to  any  public  building  or  structure.  For  a   public  or  charter  school,  the  Planning  and  Zoning  Board  shall  review  a  complete  Site  Plan  Advisory   Review  application  within  thirty  (30)  days  (or  such  later  time  as  may  be  agreed  to  in  writing  by  the   applicant)  of  receipt  of  such  application  under  Section  22-­‐32-­‐124,  C.R.S.  For  Site  Plan  Advisory  Review   applications  under  Section  31-­‐23-­‐209,  C.R.S.,  such  applications  shall  be  reviewed  and  approved  or   disapproved  by  the  Planning  and  Zoning  Board  within  sixty  (60)  days  following  receipt  of  a  complete   application.     Enlargements  or  expansions  of  public  buildings,  structures,  schools  and  charter  schools  are  exempt   from  the  Site  Plan  Advisory  review  process  if:     (a)  The  change  results  in  a  size  increase  of  less  than  twenty-­‐five  (25)  percent  of  the  existing  building,   structure  or  facility  being  enlarged,  whether  it  be  a  principal  or  accessory  use;  and     (b)  The  enlargement  or  expansion  does  not  change  the  character  of  the  building  or  facility.     Application  for  a  Site  Plan  Advisory  Review  is  subject  to  review  by  the  Planning  and  Zoning  Board  under   the  requirements  contained  in  Division  2.16  of  this  Code.     (F)  PUD  Overlay.     (1)  Purpose  and  Effect.  The  purpose  of  the  PUD  Overlay  is  to  provide  an  avenue  for  property  owners  with   larger  and  more  complex  development  projects  to  achieve  flexibility  in  site  design  by  means  of   customized  uses,  densities,  and  Land  Use  Code  and  non-­‐Land  Use  Code  development  standards.  In   return  for  such  flexibility,  significant  public  benefits  not  available  through  traditional  development   procedures  must  be  provided  by  the  development.  A  PUD  Master  Plan  is  the  written  document   associated  with  a  PUD  Overlay  and  the  PUD  Master  Plan  sets  forth  the  general  development  plan  and   the  customized  uses,  densities,  and  Land  Use  Code  and  non-­‐Land  Use  Code  development  standards.  An   approved  PUD  Overlay  overlays  the  PUD  Master  Plan  entitlements  and  restrictions  upon  the  underlying   zone  district  requirements.     (2)  Applicability.  A  PUD  Overlay  is  available  to  properties  or  collections  of  contiguous  properties  fifty  (50)   acres  or  greater  in  size.  Refer  to  Divisions  2.15  and  4.29  for  specific  requirements  and  review  of  PUD   Overlays  and  PUD  Master  Plans.                  Created:  2021-­‐04-­‐15  13:25:55  [EST]   (Supp.  No.  58,  Update  2)     Page  6  of  60   (Ord.  No.  90,  1998,  5/19/98;  Ord.  No.  177,  1998  §4,  10/20/98;  Ord.  No.  165,  1999  §§7,  8,  11/16/99;  Ord.  No.  173,   2003  §§1,2,  12/16/03;  Ord.  No.  198,  2004  §1,  12/21/04;  Ord.  No.  086,  2014  ,  §2,  7/1/14;  Ord.  No.  175,  2014  §3,   12/16/14  ;  Ord.  No.  091,  2018  ,  §2,  7/17/18)   2.1.4  Effect  of  Development  Application  Approval   (A)  Limitation  on  other  development.  In  the  event  that  a  property  has  obtained  development  approval  of  a  site   specific  development  plan,  such  property  may  not  thereafter  be  developed  in  any  other  fashion,  except  in   accordance  with  Division  1.5,  Nonconforming  Uses  and  Structures  or  1.6,  Existing  Limited  Permitted  Uses;  or   upon  the  occurrence  of  one  (1)  of  the  following  events:     (1)  The  right  to  develop  the  property  in  accordance  with  the  approved  plan  has  expired  pursuant  to   Division  2.2,  in  which  event  the  property  may  be  developed  according  to  such  other  development   application  as  may  be  subsequently  approved  by  the  appropriate  decision  maker  (the  Director  for  Type   1  review  and  the  Planning  and  Zoning  Board  for  Type  2  review);     (2)  The  owner  of  the  property  has  obtained  the  approval,  pursuant  to  subsections  2.2.10(B)  and  (C),  of  the   appropriate  decision  maker  to  abandon  the  right  to  develop  the  property  (or  any  portion  thereof)  in   accordance  with  the  approved  development  plan,  in  which  event  the  right  to  develop  other  than  as  the   previously  approved  development  plan  shall  apply  only  to  the  portion  of  the  property  which  is  no   longer  subject  to  the  development  plan;     (3)  The  owner  of  the  property  has  obtained  permission  from  the  appropriate  decision  maker  to  amend  the   approved  development  plan  in  accordance  with  Division  2.2,  in  which  event  the  property  shall  be   developed  according  to  the  amended  plan;     (4)  The  owner  of  the  property  has  obtained  the  approval  of  the  appropriate  decision  maker  to  redevelop   the  property  (or  any  portion  thereof)  in  some  manner  other  than  in  accordance  with  the  approved   development  plan  because  of  the  destruction  of  improvements  constructed  pursuant  to  the  approved   development  plan  by  reason  of  fire,  flood,  tornado  or  other  catastrophe,  in  which  event  the  property   shall  be  developed  according  to  the  plan  for  redevelopment  approved  by  the  appropriate  decision   maker.     (B)  Process.  Any  property  owner  seeking  to  obtain  the  approval  of  the  appropriate  decision  maker  pursuant  to   this  Section  shall  submit  an  application  complying  with  the  requirements  and  procedures  set  forth  in  Section   2.2.10  pertaining  to  amendments  and  abandonment.     (C)  Criteria.  In  considering  whether  to  approve  any  application  for  abandonment  pursuant  to  this  Section,  the   appropriate  decision  maker  shall  be  governed  by  the  following  criteria:     (1)  The  application  shall  not  be  approved  if,  in  so  approving,  any  portion  of  the  property  remains   developed  or  to  be  developed  in  accordance  with  the  previously  approved  development  plan  and,   because  of  the  abandonment,  such  remaining  parcel  of  property  would  no  longer  qualify  for   development  approval  pursuant  to  either  the  standards  and  requirements  of  the  most  current  version   of  this  Code  or,  if  such  remaining  parcel  of  property  was  not  reviewed  and  approved  under  this  Code,   then  the  standards  and  requirements  of  the  Transitional  Land  Use  Regulations  dated  August  1997,  on   file  in  the  office  of  the  City  Clerk  shall  apply.     (2)  The  application  shall  not  be  approved  if,  in  so  approving,  the  city's  rights  of  ownership  of,  or  practical   ability  to  utilize,  any  previously  dedicated  street,  easement,  right-­‐of-­‐way  or  other  public  area  or  public   property  would  be  denied  or  diminished  to  the  detriment  of  the  public  good.     (Ord.  No.  90,  1998,  5/19/98;  Ord.  No.  183,  2000  §2,  12/19/00;  Ord.  No.  107,  2001  §2,  6/19/01;  Ord.  No.  051,  2012   §3,  7/17/2012)                Created:  2021-­‐04-­‐15  13:25:55  [EST]   (Supp.  No.  58,  Update  2)     Page  7  of  60   2.1.5  Dedications  and  Vacations   (A)  By  the  Planning  and  Zoning  Board.  As  part  of  its  review  and  approval  of  a  specific  planning  item,  the   Planning  and  Zoning  Board  may  accept  the  dedication  of  streets,  easements  and  other  rights-­‐of-­‐way  shown   on  plats  and  deeds  for  such  item.  The  Board  may  also  vacate  easements  and  rights-­‐of-­‐way,  other  than  streets   and  alleys,  if  they  pertain  to  a  planning  item  subject  to  review  by  the  Board.  Such  acceptance  and/or   vacation  may  be  accomplished  either  by  resolution  or  by  notation  on  the  plat  for  the  item.     (B)  By  the  Director.  The  Director  may  also  accept  the  dedication  of  streets,  easements  and  other  rights-­‐of-­‐way   shown  on  the  plats  and  deeds  associated  with  a  specific  planning  item.  Such  authority  of  the  Director  shall   extend  to  planning  items  that  are  subject  to  review  and  approval  by  the  Board,  as  well  as  those  that  are   subject  to  administrative  review  and  approval,  and  shall  apply  to  both  on-­‐site  and  off-­‐site  streets,  easements   and  rights-­‐of-­‐way.  The  Director  may  also  vacate  easements  and  rights-­‐of-­‐way,  other  than  streets  and  alleys,   whether  they  pertain  to  a  planning  item  subject  to  review  by  the  Board  or  administrative  review.  Such   acceptance  and/or  vacation  may  be  accomplished  either  by  resolution  or  by  notation  on  the  plat  for  the   item.     (Ord.  No.  59,  2000  §3,  6/6/00;  Ord.  No.  091,  2004  §2,  6/15/04;  Ord.  No.  081,  2007  §2,  7/17/07)   2.1.6  Optional  Pre-­‐Application  Review   (A)  Optional  City  Council  Pre-­‐Application  Review  of  Complex  Development  Proposals:   A  potential  applicant  for  development  other  than  a  PUD  Overlay  may  request  that  the  City  Council  conduct  a   hearing  for  the  purpose  of  receiving  preliminary  comments  from  the  City  Council  regarding  the  overall   proposal  in  order  to  assist  the  proposed  applicant  in  determining  whether  to  file  a  development  application   or  annexation  petition.  Only  one  (1)  pre-­‐application  hearing  pursuant  to  this  Subsection  (A)  may  be   requested.  The  following  criteria  must  be  satisfied  for  such  a  hearing  to  be  held:     (a)  The  proposed  development  cannot  have  begun  any  step  of  the  Common  Development  Review   Procedures  for  Development  Applications  set  forth  in  Article  2,  Division  2.2.     (b)  The  proposed  application  for  approval  of  a  development  plan  must  require  City  Council  approval   of  an  annexation  petition,  an  amendment  to  the  City's  Comprehensive  Plan,  or  some  other  kind   of  formal  action  by  the  City  Council,  other  than  a  possible  appeal  under  this  Land  Use  Code     (c)  The  City  Manager  must  determine  in  writing  that  the  proposed  development  will  have  a   community-­‐wide  impact.     (B)  Optional  Pre-­‐Application  PUD  Overlay  Proposal  Review:   This  optional  review  is  available  to  potential  PUD  applicants  that  have  not  begun  any  step  of  the   Common  Development  Review  Procedures  for  Development  Applications  set  forth  in  Article  2,  Division   2.2.  Such  review  is  intended  to  provide  an  opportunity  for  applicants  to  present  conceptual   information  to  the  Planning  and  Zoning  Board  for  PUD  Overlays  between  50  and  640  acres  in  size,  or  to   City  Council  for  PUD  Overlays  greater  than  640  acres  in  size,  regarding  the  proposed  development   including  how  site  constraints  will  be  addressed  and  issues  of  controversy  or  opportunities  related  to   the  development.  Applicants  participating  in  such  review  procedure  should  present  specific  plans   showing  how,  if  at  all,  they  intend  to  address  any  issues  raised  during  the  initial  comments  received   from  staff  and  affected  property  owners.  In  order  for  a  pre-­‐application  hearing  to  be  held,  the  Director   must  determine  in  writing  that  the  proposed  PUD  will  have  a  community-­‐wide  impact.  Only  one  (1)   pre-­‐application  hearing  pursuant  to  this  Subsection  (B)  may  be  requested.     (C)  Notice  and  Hearing  Procedure.                  Created:  2021-­‐04-­‐15  13:25:55  [EST]   (Supp.  No.  58,  Update  2)     Page  8  of  60   All  preapplication  hearings  under  above  Subsections  (A)  or  (B)  this  provision  will  be  held  in  accordance   with  the  provisions  contained  in  Steps  (6),  (7)(B)  and  (7)(C)  of  the  Common  Development  Review   Procedures,  except  that  the  signs  required  to  be  posted  under  Step  (6)(B)  shall  be  posted  subsequent   to  the  scheduling  of  the  session  and  not  less  than  fourteen  (14)  days  prior  to  the  date  of  the  hearing.  At   the  time  of  requesting  the  hearing,  the  applicant  must  advance  the  City's  estimated  costs  of  providing   notice  of  the  hearing.  Any  amounts  paid  that  exceed  actual  costs  will  be  refunded  to  the  applicant.     (D)  Input  Non-­‐Binding,  Record.   The  Planning  and  Zoning  Board  or  City  Council  as  applicable  pursuant  to  above  Subsections  (A)  or  (B)   may,  but  shall  not  be  required  to,  comment  on  the  proposal.  Any  comment,  suggestion,  or   recommendation  made  by  any  Planning  and  Zoning  Board  or  City  Council  member  with  regard  to  the   proposal  does  not  bind  or  otherwise  obligate  any  City  decision  maker  to  any  course  of  conduct  or   decision  pertaining  to  the  proposal.  All  information  related  to  an  optional  review  shall  be  considered   part  of  the  record  of  any  subsequent  development  review  related  to  all  or  part  of  the  property  that   was  the  subject  of  the  optional  review.     (Ord.  No.  091,  2018  ,  §6,  7/17/18)   DIVISION  2.2  COMMON  DEVELOPMENT  REVIEW  PROCEDURES  FOR   DEVELOPMENT  APPLICATIONS   Sections:   2.2.1  Step  1:  Conceptual  Review/Preliminary  Design  Review   (A)  Conceptual  Review:   (1)  Purpose.  Conceptual  review  is  an  opportunity  for  an  applicant  to  discuss  requirements,  standards  and   procedures  that  apply  to  his  or  her  development  proposal.  Major  problems  can  be  identified  and   solved  during  conceptual  review  before  a  formal  application  is  made.     Representatives  of  the  Department,  Poudre  Fire  Authority,  Police  Services,  Water  &  Wastewater   Utilities,  Electric  Utility,  Stormwater  Utility,  and  other  departments  as  appropriate,  and  special  districts   where  applicable.     (2)  Applicability.  A  conceptual  review  is  mandatory  for  all  overall  development  plans  and  for  project   development  plans  not  subject  to  an  overall  development  plan.  Conceptual  review  must  occur  at  least   one  (1)  day  prior  to  submittal  of  any  application  for  an  overall  development  plan  or  project   development  plan  which  is  not  subject  to  an  overall  development  plan.  The  conceptual  review  may  be   waived  by  the  Director  for  those  development  proposals  that,  in  his  or  her  opinion,  would  not  derive   substantial  benefit  from  such  review.     (3)  Concept  Plan  Submittal.  The  applicant  shall  bring  a  sketch  showing  the  location  of  the  proposed   project,  major  streets  and  other  significant  features  in  the  vicinity  to  the  Conceptual  Review  meeting.     (4)  Staff  Review  and  Recommendation.  Upon  receipt  of  a  concept  plan,  and  after  review  of  such  plan  with   the  applicant,  the  Director  shall  furnish  the  applicant  with  written  comments  regarding  such  plan,   including  appropriate  recommendations  to  inform  and  assist  the  applicant  prior  to  preparing  the   components  of  the  development  application.     (B)  Preliminary  Design  Review:                Created:  2021-­‐04-­‐15  13:25:55  [EST]   (Supp.  No.  58,  Update  2)     Page  9  of  60   (1)  Purpose.  Preliminary  design  review  is  an  opportunity  for  an  applicant  to  discuss  requirements,   standards,  procedures,  potential  modifications  of  standards  or  variances  that  may  be  necessary  for  a   project  and  to  generally  consider  in  greater  detail  the  development  proposal  design  which  has  been   evaluated  as  a  part  of  the  conceptual  review  process.  While  the  conceptual  review  process  is  a  general   consideration  of  the  development  proposal,  preliminary  design  review  is  a  consideration  of  the   development  proposal  in  greater  detail.  Problems  of  both  a  major  and  minor  nature  can  be  identified   and  solved  during  the  preliminary  design  review  before  a  formal  application  is  made.     Representatives  of  the  Department,  Poudre  Fire  Authority,  Police  Services,  Water  and  Wastewater   Utilities,  Electric  Utility,  Stormwater  Utility,  and  other  departments  as  appropriate,  and  special  districts   where  applicable.  Additionally,  other  public  or  quasi-­‐public  agencies  which  may  be  impacted  by  the   development  project  are  invited  and  encouraged  to  attend  the  preliminary  design  review.  These   agencies  may  include  the  gas  utility,  water  and/or  wastewater  utility  districts,  ditch  companies,   railroads,  cable  television  service  providers  and  other  similar  agencies.     (2)  Applicability.  Although  a  preliminary  design  review  is  not  mandatory,  it  may  be  requested  by  the   applicant  for  any  development  proposal.  A  request  for  preliminary  design  review  may  be  made  in  an   informal  manner,  either  in  writing  or  orally,  but  must  be  accompanied  by  the  payment  of  the   application  fee  as  established  in  the  development  review  fee  schedule.  Preliminary  design  review,  if   requested  by  the  applicant,  must  occur  at  least  seven  (7)  days  prior  to  the  submittal  of  any  application   for  overall  development  plan  or  project  development  plan  which  is  not  subject  to  an  overall   development  plan.     (3)  Preliminary  Plan  Submittal.  In  conjunction  with  a  preliminary  design  review,  the  applicant  shall  submit   all  documents  required  for  such  review  as  established  in  the  development  application  submittal   requirements  master  list.     (4)  Staff  Review  and  Recommendation.  Upon  receipt  of  a  preliminary  development  proposal  for  review,   and  after  review  of  such  proposal  with  the  applicant,  the  Director  shall  furnish  the  applicant  with   written  comments  and  recommendations  regarding  such  proposal  in  order  to  inform  and  assist  the   applicant  prior  to  preparing  components  of  the  development  application.  In  conjunction  with  the   foregoing,  the  Director  shall  provide  the  applicant  with  a  "critical  issues  list"  which  will  identify  those   critical  issues  which  have  surfaced  in  the  preliminary  design  review  as  issues  which  must  be  resolved   during  the  review  process  of  the  formal  development  application.  The  critical  issues  list  will  provide  to   applicants  the  opinion  of  the  Director  regarding  the  development  proposal,  as  that  opinion  is   established  based  upon  the  facts  presented  during  conceptual  review  and  preliminary  design  review.   To  the  extent  that  there  is  a  misunderstanding  or  a  misrepresentation  of  facts,  the  opinion  of  the   Director  may  change  during  the  course  of  development  review.  The  positions  of  the  Director  that  are   taken  as  a  part  of  the  critical  issues  list  may  be  relied  upon  by  applicants,  but  only  insofar  as  those   positions  are  based  upon  clear  and  precise  facts  presented  in  writing,  either  graphically  or  textually  on   plans  or  other  submittals,  to  the  Director  during  the  course  of  preliminary  design  review.     (Ord.  No.  161,  2005  §1,  12/20/05;  Ord.  No.  005,  2007  §1,  2/6/07;  Ord.  No.  063,  2018  ,  §4,  6/5/18))   2.2.2  Step  2:  Neighborhood  Meetings   (A)  Purpose.  In  order  to  facilitate  citizen  participation  early  in  the  development  review  process,  the  City  shall   require  a  neighborhood  meeting  between  citizens  of  area  neighborhoods,  applicants  and  the  Director  for  any   development  proposal  that  is  subject  to  P&Z  review  unless  the  Director  determines  that  the  development   proposal  would  not  have  significant  neighborhood  impact.  Citizens  are  urged  to  attend  and  actively   participate  in  these  meetings.  The  purpose  of  the  neighborhood  meeting  is  for  such  development   applications  to  be  presented  to  citizens  of  area  neighborhoods  and  for  the  citizens  to  identify,  list  and  discuss                Created:  2021-­‐04-­‐15  13:25:55  [EST]   (Supp.  No.  58,  Update  2)     Page  10  of  60   issues  related  to  the  development  proposal.  Working  jointly  with  staff  and  the  applicant,  citizens  help  seek   solutions  for  these  issues.  Neighborhood  meetings  are  held  during  the  conceptual  planning  stage  of  the   proposal  so  that  neighborhoods  may  give  input  on  the  proposal  before  time  and  effort  have  been  expended   by  the  applicant  to  submit  a  formal  development  application  to  the  City.  At  least  ten  (10)  calendar  days  shall   have  passed  between  the  date  of  the  neighborhood  meeting  and  the  submittal  to  the  City  of  the  application   for  development  approval  for  the  project  that  was  the  subject  of  the  neighborhood  meeting.     (B)  Applicability.  A  neighborhood  meeting  shall  be  required  on  any  development  proposal  that  is  subject  to   Planning  and  Zoning  Board  review  unless  the  Director  determines  as  a  part  of  the  staff  review  and   recommendation  required  pursuant  to  Section  2.2.1(A)(4)  that  the  development  proposal  would  not  have   significant  neighborhood  impacts.     (C)  Notice  of  Neighborhood  Meeting.  Notice  of  the  neighborhood  meeting  shall  be  given  in  accordance  with   Section  2.2.6(A),  (B)  and  (D).     (D)  Attendance  at  Neighborhood  Meeting.  If  a  neighborhood  meeting  is  required,  the  meeting  shall  be  held   prior  to  submittal  of  a  development  application  to  the  Director  for  approval  of  an  overall  development  plan   and/or  project  development  plan.  The  applicant  or  applicant's  representative  shall  attend  the  neighborhood   meeting.  The  Director  shall  be  responsible  for  scheduling  and  coordinating  the  neighborhood  meeting  and   shall  hold  the  meeting  in  the  vicinity  of  the  proposed  development.     (E)  Summary  of  Neighborhood  Meeting.  A  written  summary  of  the  neighborhood  meeting  shall  be  prepared  by   the  Director.  The  written  summary  shall  be  included  in  the  staff  report  provided  to  the  decision  maker  at  the   time  of  the  public  hearing  to  consider  the  proposed  development.     (Ord.  No.  091,  2004  §3,  6/15/04;  Ord.  No.  161,  2005  §2,  12/20/05;  Ord.  No.  120,  2011  §3,  9/20/2011)   2.2.3  Step  3:  Development  Application  Submittal   (A)  Development  Application  Forms.  All  development  applications  shall  be  in  a  form  established  by  the  Director   and  made  available  to  the  public.     (B)  Consolidated  Development  Applications  and  Review.  Development  applications  combining  an  overall   development  plan  and  a  project  development  plan  for  permitted  uses  for  the  same  development  proposal   may  be  consolidated  for  submittal  and  review,  in  the  discretion  of  the  Director,  depending  upon  the   complexity  of  the  proposal.  For  these  consolidated  applications,  the  applicant  shall  follow  the  project   development  plan  development  review  procedures.  Such  consolidated  applications  shall  be  reviewed,   considered  and  decided  by  the  highest  level  decision  maker  that  would  have  decided  the  development   proposal  under  Section  2.2.7  had  it  been  submitted,  processed  and  considered  as  separate  development   applications.  Decision  makers,  from  highest  level  to  lowest  level,  are  the  Planning  and  Zoning  Board  and  the   Director,  respectively.     (C)  Development  Application  Contents.   (1)  Development  Application  Submittal  Requirements  Master  List.  A  master  list  of  development  application   submittal  requirements  shall  be  established  by  the  Director.  The  master  list  shall,  at  a  minimum,   include  a  list  of  all  information,  data,  explanations,  analysis,  testing,  reports,  tables,  graphics,  maps,   documents,  forms  or  other  items  reasonably  necessary,  desirable  or  convenient  to  (1)  determine   whether  or  not  the  applicant,  developer  and/or  owner  have  the  requisite  power,  authority,  clear  title,   good  standing,  qualifications  and  ability  to  submit  and  carry  out  the  development  and/or  activities   requested  in  the  development  application;  and  (2)  determine  whether  or  not  the  development   activities  and  development  application  address  and  satisfy  each  and  every  applicable  general   development  standard,  district  standard  or  other  requirement  or  provisions  of  this  Land  Use  Code.                  Created:  2021-­‐04-­‐15  13:25:55  [EST]   (Supp.  No.  58,  Update  2)     Page  11  of  60   (2)  Submittal  Requirement.  Each  development  application  shall  be  submitted  to  the  Director  and  shall   include  the  items  on  the  master  list  that  are  identified  as  submittal  requirements  for  that  development   application.  The  Director  may  waive  items  on  the  master  list  that  are  not  applicable  due  to  the   particular  conditions  and  circumstances  of  that  development  proposal.     (3)  Execution  of  Plats/Deeds;  Signature  Requirements.  All  final  plats  and/or  deeds  (for  conveyances  of  real   property  either  off  the  site  described  on  the  plat  or  at  a  time  or  in  a  manner  separate  from  the  plat),   submitted  to  the  City  shall:     (a)  be  signed  by  all  current  owners  of  any  recorded  fee  interest  in  the  surface  of  the  land  described   on  the  plat  (or  in  the  deed),  whether  full  or  defeasible  and  whether  solely  or  partially  owned.     (b)  be  signed  by  all  current  owners  of  any  equitable  interest  arising  out  of  a  contract  to  purchase  any   fee  interest  in  the  surface  of  the  land  described  on  the  plat  (or  in  the  deed),  whether  full  or   defeasible  and  whether  solely  or  partially  owned.     (c)  be  signed  by  all  current  record  owners  of  any  non-­‐freehold  interest  arising  from  any  recorded   lease  of  the  surface  of  the  land  described  on  the  plat  (or  in  the  deed)  if  such  lease  has  a   remaining  term  of  six  (6)  years  following  approval  of  the  final  development  plan  by  the  decision   maker  or  if  such  lease  contains  any  right  of  extension  which,  if  exercised  by  the  tenant,  would   create  a  remaining  term  of  six  (6)  years  following  approval  of  the  final  development  plan  by  the   decision  maker.     (d)  be  signed  by  all  current  owners  of  any  recorded  mortgage,  deed  of  trust  or  other  lien,  financial   encumbrance  upon  or  security  interest  in  the  lands  described  on  the  plat  (or  deed)  which,  if   foreclosed  would  take,  injure,  diminish  or  weaken  the  city's  interest  in  any  land,  easement  or   right-­‐of-­‐way  which  is  dedicated  to  the  city  or  to  the  public  on  the  plat  (or  in  the  deed).     (e)  be  signed  by  all  current  owners  of  any  easement  or  right-­‐of-­‐way  in  the  lands  described  on  the   plat  (or  in  the  deed)  whether  on,  above  or  below  the  surface,  which  includes  rights  which  will   take,  injure,  diminish  or  weaken  the  city's  interest  in  any  land,  easement  or  right-­‐of-­‐way  which  is   dedicated  to  the  city  or  to  the  public  on  the  plat  (or  in  the  deed).     (f)  be  signed  by  an  attorney  licensed  to  practice  law  in  the  State  of  Colorado  certifying  to  the  city   that  all  signatures  as  required  pursuant  to  subparagraphs  (a)  through  (e)  above  have  lawfully  and   with  full  authority  been  placed  upon  the  plat  (or  in  the  deed).  Said  certification  may  be  limited  by   the  attorney  so  certifying  to  only  those  ownership  interests  that  are  of  record  or,  if  not  of  record,   are  either  actually  known  to  the  certifying  attorney  to  exist,  or  in  the  exercise  of  reasonable   diligence,  should  have  been  known  to  the  certifying  attorney  to  exist.  For  purposes  of  such   certification,  the  terms  "record,"  "recorded"  and  "of  record"  shall  mean  as  shown  by  documents   recorded  in  the  real  estate  records  in  the  Clerk  and  Recorder's  Office  of  Larimer  County,  Colorado   prior  to  the  date  of  certification.     (g)  contain  a  maintenance  guarantee,  a  repair  guarantee  and  a  certificate  of  dedication  signed  by   the  developer  and  the  owner  (as  described  in  subparagraph  (a)  above),  which  provide  a  two-­‐year   maintenance  guarantee  and  five-­‐year  repair  guarantee  covering  all  errors  or  omissions  in  the   design  and/or  construction.  The  specific  provisions  of  the  maintenance  guarantee,  repair   guarantee  and  certificate  of  dedication  shall  be  established  by  the  City  Engineer.     (h)  contain  the  legal  notarization  of  all  signatures  as  required  pursuant  to  subparagraphs  (a)  through   (e)  above  to  be  placed  upon  the  plat  (or  deed).     The  Director  may  waive  or  modify  the  requirements  of  subparagraphs  (b)  through  (e),  and  the   requirements  of  subparagraph  (g)  above  upon  a  clear  and  convincing  showing  by  the  applicant  that   such  waiver  or  modification  will  not  result  in  any  detriment  to  the  public  good,  including  without   limitation,  detriment  to  the  interest  of  the  public  in  the  real  property  conveyed  to  it  on  the  plat  (or  in                Created:  2021-­‐04-­‐15  13:25:55  [EST]   (Supp.  No.  58,  Update  2)     Page  12  of  60   the  deed);  and  will  not  result  in  any  harm  to  the  health,  safety  or  general  welfare  of  the  City  and  its   citizens.     (D)  Development  Review  Fees.     (1)  Recovery  of  Costs.  Development  review  fees  are  hereby  established  for  the  purpose  of  recovering  the   costs  incurred  by  the  City  in  processing,  reviewing  and  recording  applications  pertaining  to   development  applications  or  activity  within  the  municipal  boundaries  of  the  City,  and  issuing  permits   related  thereto.  The  development  review  fees  imposed  pursuant  to  this  Section  shall  be  paid  at  the   time  of  submittal  of  any  development  application,  or  at  the  time  of  issuance  of  the  permit,  as   determined  by  the  City  Manager  and  established  in  the  development  review  fee  schedule.     (2)  Development  Review  Fee  Schedule.  The  amount  of  the  City's  various  development  review  fees  shall  be   established  by  the  City  Manager,  and  shall  be  based  on  the  actual  expenses  incurred  by  or  on  behalf  of   the  City.  The  schedule  of  fees  shall  be  reviewed  annually  and  shall  be  adjusted,  if  necessary,  by  the  City   Manager  on  the  basis  of  actual  expenses  incurred  by  the  City  to  reflect  the  effects  of  inflation  and   other  changes  in  costs.  At  the  discretion  of  the  City  Manager,  the  schedule  may  be  referred  to  the  City   Council  for  adoption  by  resolution  or  ordinance.     (Ord.  No.  90,  1998,  5/19/98;  Ord.  No.  178,  1998  §3,  10/20/98;  Ord.  No.  19,  1999  §4,  2/16/99;  Ord.  No.  99,  1999   §1,  6/15/99;  Ord.  No.  165,  1999  §9,  11/16/99;  Ord.  No.  204,  2001  §3,  12/18/01;  Ord.  No.  037,  2013  §8,  3/19/13;   Ord.  No.  086,  2014  §3,  7/1/14;  Ord.  No.  175,  2014  §4,  12/16/14  ;  Ord.  No.  148,  2017  ,  §6,  11/21/17;  Ord.  No.  019,   2019  ,  §  3,  2/19/19;  Ord.  No.  137,  2020  ,  §7,  11/17/20)   2.2.4  Step  4:  Review  Of  Applications   (A)  Determination  of  Sufficiency.  After  receipt  of  the  development  application,  the  Director  shall  determine   whether  the  application  is  complete  and  ready  for  review.  The  determination  of  sufficiency  shall  not  be   based  upon  the  perceived  merits  of  the  development  proposal.     (B)  Processing  of  Incomplete  Applications.  Except  as  provided  below,  if  a  submittal  is  found  to  be  insufficient,  all   review  of  the  submittal  will  be  held  in  abeyance  until  the  Director  receives  the  necessary  material  to   determine  that  the  submittal  is  sufficient.  The  development  application  shall  not  be  reviewed  on  its  merits   by  the  decision  maker  until  it  is  determined  sufficient  by  the  Director.  Notwithstanding  the  foregoing,  if  an   application  has  been  determined  to  be  incomplete  because  the  information  provided  to  the  Director  shows   that  a  portion  of  the  property  to  be  developed  under  the  application  is  not  yet  under  the  ownership  and   control  of  the  applicant  or  developer,  the  Director  may  nonetheless  authorize  the  review  of  such  application   and  the  presentation  of  the  same  to  the  decision  maker,  as  long  as:     (1)  the  applicant,  at  the  time  of  application,  has  ownership  of,  or  the  legal  right  to  use  and  control,  the   majority  of  the  property  to  be  developed  under  the  application;     (2)  the  Director  determines  that  it  would  not  be  detrimental  to  the  public  interest  to  accept  the   application  for  review  and  consideration  by  the  decision  maker;  and     (3)  the  applicant  and  developer  enter  into  an  agreement  satisfactory  in  form  and  substance  to  the  City   Manager,  upon  consultation  with  the  City  Attorney,  which  provides  that:     (a)  until  such  time  as  the  applicant  has  acquired  full  ownership  and  control  of  all  property  to  be   developed  under  the  application,  neither  the  applicant  nor  the  developer  will  record,  or  cause  to   be  recorded,  in  the  office  of  the  Larimer  County  Clerk  and  Recorder  any  document  related  to  the   City's  review  and  approval  of  the  application;  and     (b)  the  applicant  will  indemnify  and  hold  harmless  the  City  and  its  officers,  agents  and  assigns  from   any  and  all  claims  that  may  be  asserted  against  them  by  any  third  party,  claiming  injury  or  loss  of                Created:  2021-­‐04-­‐15  13:25:55  [EST]   (Supp.  No.  58,  Update  2)     Page  13  of  60   any  kind  whatsoever  that  are  in  any  way  related  to,  or  arise  from,  the  City's  processing  of  the   application.     The  denial  of  an  incomplete  application  that  has  been  allowed  to  proceed  to  the  decision  maker  under  the   provisions  of  this  Section  shall  not  cause  a  post  denial  re-­‐submittal  delay  under  the  provisions  of  Paragraph   2.2.11(D)(9)  for  property  that  was  not  owned  by  the  applicant  or  within  the  applicant's  legal  right  to  use  and   control  at  the  time  of  denial  of  the  application.     (Ord.  No.  149,  2012  §1,  12/18/12)   2.2.5  Step  5:  Staff  Report   Within  a  reasonable  time  after  determining  that  a  development  application  is  sufficient,  the  Director  shall  refer  the   development  application  to  the  appropriate  review  agencies,  review  the  development  application,  and  prepare  a   Staff  Report.  The  Staff  Report  shall  be  made  available  for  inspection  and  copying  by  the  applicant  and  the  public   prior  to  the  scheduled  public  hearing  on  the  development  application.  The  Staff  Report  shall  indicate  whether,  in   the  opinion  of  the  Staff,  the  development  application  complies  with  all  applicable  standards  of  this  Code.   Conditions  for  approval  may  also  be  recommended  to  eliminate  any  areas  of  noncompliance  or  mitigate  any   adverse  effects  of  the  development  proposal.     2.2.6  Step  6:  Notice   (A)  Mailed  Notice.  The  Director  shall  mail  written  notice  to  the  owners  of  record  of  all  real  property  within  eight   hundred  (800)  feet  (exclusive  of  public  rights-­‐of-­‐way,  public  facilities,  parks  or  public  open  space)  of  the   property  lines  of  the  parcel  of  land  for  which  the  development  is  planned.  Owners  of  record  shall  be   ascertained  according  to  the  records  of  the  Larimer  County  Assessor's  Office,  unless  more  current   information  is  made  available  in  writing  to  the  Director  prior  to  the  mailing  of  the  notices.  If  the   development  project  is  of  a  type  described  in  the  Supplemental  Notice  Requirements  of  subsection  2.2.6(D),   then  the  area  of  notification  shall  conform  to  the  expanded  notice  requirements  of  that  Section.  In  addition,   the  Director  may  further  expand  the  notification  area.  Formally  designated  representatives  of  bona  fide   neighborhood  groups  and  organizations  and  homeowners'  associations  within  the  area  of  notification  shall   also  receive  written  notice.  Such  written  notices  shall  be  mailed  at  least  fourteen  (14)  days  prior  to  the  public   hearing/meeting  date.  The  Director  shall  provide  the  applicant  with  a  map  delineating  the  required  area  of   notification,  which  area  may  be  extended  by  the  Director  to  the  nearest  streets  or  other  distinctive  physical   features  which  would  create  a  practical  and  rational  boundary  for  the  area  of  notification.  The  applicant  shall   pay  postage  and  handling  costs  as  established  in  the  development  review  schedule.     (B)  Posted  Notice.  The  real  property  proposed  to  be  developed  shall  also  be  posted  with  a  sign,  giving  notice  to   the  general  public  of  the  proposed  development.  For  parcels  of  land  exceeding  ten  (10)  acres  in  size,  two  (2)   signs  shall  be  posted.  The  size  of  the  sign(s)  required  to  be  posted  shall  be  as  established  in  the  Supplemental   Notice  Requirements  of  subsection  2.2.6(D).  Such  signs  shall  be  provided  by  the  Director  and  shall  be  posted   on  the  subject  property  in  a  manner  and  at  a  location  or  locations  reasonably  calculated  by  the  Director  to   afford  the  best  notice  to  the  public,  which  posting  shall  occur  within  fourteen  (14)  days  following  submittal   of  a  development  application  to  the  Director.     (C)  Published  Notice.  Notice  of  the  time,  date  and  place  of  the  public  hearing/  meeting  on  the  development   application  and  the  subject  matter  of  the  hearing  shall  be  published  in  a  newspaper  of  general  circulation   within  the  City  at  least  seven  (7)  days  prior  to  such  hearing/meeting.     (D)  Supplemental  Notice  Requirements.      Minimum  Notice  Radius  Sign  Size                Created:  2021-­‐04-­‐15  13:25:55  [EST]   (Supp.  No.  58,  Update  2)     Page  14  of  60   All  developments  except  as  described  below.    800  feet    12  square  feet     Developments  proposing  more  than  fifty  (50)   and  less  than  one  hundred  (100)  single-­‐family   or  two-­‐family  lots  or  dwelling  units.     800  feet    12  square  feet     Developments  proposing  more  than  twenty-­‐ five  (25)  and  less  than  one  hundred  (100)   multi-­‐family  dwelling  units.     800  feet    12  square  feet     Nonresidential  developments  containing  more   than  twenty-­‐five  thousand  (25,000)  and  less   than  fifty  thousand  (50,000)  square  feet  of   floor  area.     800  feet    12  square  feet     Developments  proposing  one  hundred  (100)   or  more  single-­‐family  or  two-­‐family  lots  or   dwelling  units.     1,000  feet    12  square  feet     Developments  proposing  one  hundred  (100)   or  more  multi-­‐family  dwelling  units.     1,000  feet    12  square  feet     Nonresidential  developments  containing  fifty   thousand  (50,000)  or  more  square  feet  of  floor   area.     1,000  feet    12  square  feet     Nonresidential  developments  which  propose   land  uses  or  activities  which,  in  the  judgment   of  the  Director,  create  community  or  regional   impacts.     1,000  feet;  plus,  with   respect  to  neighborhood   meetings,  publication  of  a   notice  not  less  than  seven   (7)  days  prior  to  the   meeting  in  a  newspaper  of   general  circulation  in  the   City.     12  square  feet     Off-­‐site  construction  staging    500  feet    12  square  feet     Zonings  and  rezonings  of  forty  (40)  acres  or   less.     800  feet    12  square  feet     Zonings  and  rezonings  of  more  than  forty  (40)   acres.     1,000  feet    12  square  feet       (E)  The  following  shall  not  affect  the  validity  of  any  hearing,  meeting  or  determination  by  the  decision  maker:     (1)  The  fact  that  written  notice  was  not  mailed  as  required  under  the  provision  of  this  Section.     (2)  The  fact  that  written  notice,  mailed  as  required  under  the  provision  of  this  Section,  was  not  actually   received  by  one  (1)  or  more  of  the  intended  recipients.     (3)  The  fact  that  signage,  posted  in  compliance  with  the  provision  of  this  Section,  was  subsequently   damaged,  stolen  or  removed  either  by  natural  causes  or  by  persons  other  than  the  person  responsible   for  posting  such  signage  or  his  or  her  agents.                  Created:  2021-­‐04-­‐15  13:25:55  [EST]   (Supp.  No.  58,  Update  2)     Page  15  of  60   (Ord.  No.  204,  2001  §§4,  5,  12/18/01;  Ord.  No.  104,  2006  §§1,  2,  7/18/06;  Ord.  No.  068,  2010  §2,  7/6/10;  Ord.  No.   051,  2012  §4,  7/17/12;  Ord.  No.  086,  2014  §§4,  5,  7/1/14;  Ord.  No.  129,  2017  ,  §  2,  10/3/17)   2.2.7  Step  7:  Public  Hearing   (A)  Decision  maker.     (1)  Administrative  Review  (Type  1  review).  An  administrative  review  process  is  hereby  established  wherein   certain  development  applications  shall  be  processed,  reviewed,  considered  and  approved,  approved   with  conditions,  or  denied  by  the  Director  pursuant  to  the  general  procedural  requirements  contained   in  Division  2.1,  and  the  common  development  review  procedures  contained  in  Division  2.2.  For  those   development  applications  that  are  subject  to  administrative  review,  the  Director  shall  be  the   designated  decision  maker.     (2)  Planning  and  Zoning  Board  Review  (Type  2  review).  A  Planning  and  Zoning  Board  review  process  is   hereby  established  wherein  certain  development  applications  shall  be  processed,  reviewed,  considered   and  approved,  approved  with  conditions,  or  denied  by  the  Planning  and  Zoning  Board  pursuant  to  the   general  procedural  requirements  contained  in  Division  2.1,  and  the  common  development  review   procedures  contained  in  Division  2.2.  For  those  development  applications  that  are  subject  to  Planning   and  Zoning  Board  review,  the  Planning  and  Zoning  Board  shall  be  the  designated  decision  maker.     (B)  Conduct  of  Public  Hearing.     (1)  Rights  of  All  Persons.  Any  person  may  appear  at  a  public  hearing  and  submit  evidence,  either   individually  or  as  a  representative  of  a  person  or  an  organization.  Each  person  who  appears  at  a  public   hearing  shall  state  his  or  her  name,  address  and,  if  appearing  on  behalf  of  a  person  or  organization,  the   name  and  mailing  address  of  the  person  or  organization  being  represented.     (2)  Exclusion  of  Testimony.  The  decision  maker  conducting  the  public  hearing  may  exclude  testimony  or   evidence  that  it  finds  to  be  irrelevant,  immaterial  or  unduly  repetitious.     (3)  Continuance  of  Public  Hearing.  The  decision  maker  conducting  the  public  hearing  may,  on  its  own   motion  or  at  the  request  of  any  person,  continue  the  public  hearing  to  a  fixed  date,  time  and  place.  All   continuances  shall  be  granted  at  the  discretion  of  the  body  conducting  the  public  hearing.     (C)  Order  of  Proceedings  at  Public  Hearing.  The  order  of  the  proceedings  at  the  public  hearing  shall  be  as   follows:     (1)  Director  Overview.  The  Director  shall  provide  an  overview  of  the  development  application.     (2)  Applicant  Presentation.  The  applicant  may  present  information  in  support  of  its  application,  subject  to   the  determination  of  the  Chair  as  to  relevance.  Copies  of  all  writings  or  other  exhibits  that  the   applicant  wishes  the  decision  maker  to  consider  must  be  submitted  to  the  Director  no  less  than  five  (5)   working  days  before  the  public  hearing.     (3)  Staff  Report  Presented.  The  Director  shall  present  a  narrative  and/or  graphic  description  of  the   development  application,  as  well  as  a  staff  report  that  includes  a  written  recommendation.  This   recommendation  shall  address  each  standard  required  to  be  considered  by  this  Code  prior  to  approval   of  the  development  application.     (4)  Staff  Response  to  Applicant  Presentation.  The  Director,  the  City  Attorney  and  any  other  City  staff   member  may  respond  to  any  statement  made  or  evidence  presented  by  the  applicant.     (5)  Public  Testimony.  Members  of  the  public  may  comment  on  the  application  and  present  evidence,   subject  to  the  determination  of  the  Chair  as  to  relevance.     (6)  Applicant  Response.  The  applicant  may  respond  to  any  testimony  or  evidence  presented  by  the  public.                  Created:  2021-­‐04-­‐15  13:25:55  [EST]   (Supp.  No.  58,  Update  2)     Page  16  of  60   (7)  Staff  Response  to  Public  Testimony  or  Applicant  Response.  The  Director,  the  City  Attorney  and  any   other  City  staff  member  may  respond  to  any  statement  made  or  evidence  presented  by  the  public   testimony  or  by  the  applicant's  response  to  any  such  public  testimony.     (D)  Decision  and  Findings.     (1)  Decision  —  Administrative  Review  (Type  1  review).  After  consideration  of  the  development  application,   the  Staff  Report  and  the  evidence  from  the  public  hearing,  the  Director  shall  close  the  public  hearing.   Within  ten  (10)  working  days  following  the  public  hearing,  the  Director  shall  issue  a  written  decision  to   approve,  approve  with  conditions,  or  deny  the  development  application  based  on  its  compliance  with   the  Standards  referenced  in  Step  8  of  the  Common  Development  Review  Procedures  (Section  2.2.8).   The  written  decision  shall  be  mailed  to  the  applicant  and  any  person  who  provided  testimony  at  the   public  hearing.     (2)  Decision  —  Planning  and  Zoning  Board  Review  (Type  2  review).  After  consideration  of  the  development   application,  the  Staff  Report  and  the  evidence  from  the  public  hearing,  the  Chair  of  the  Planning  and   Zoning  Board  shall  close  the  public  hearing  and  the  Board  shall  approve,  approve  with  conditions,  or   deny  the  development  application  based  on  its  compliance  with  the  Standards  referenced  in  Step  8  of   the  Common  Development  Review  Procedures  (Section  2.2.8).     (3)  Findings.  All  decisions  shall  include  at  least  the  following  elements:     (a)  A  clear  statement  of  approval,  approval  with  conditions,  or  denial,  whichever  is  appropriate.     (b)  A  clear  statement  of  the  basis  upon  which  the  decision  was  made,  including  specific  findings  of   fact  with  specific  reference  to  the  relevant  standards  set  forth  in  this  Code.     (E)  Notification  to  Applicant.   Notification  of  the  decision  maker's  decision  shall  be  provided  by  the  Director  to  the  applicant  by  mail  within   three  (3)  days  after  the  decision.  A  copy  of  the  decision  shall  also  be  made  available  to  the  public  at  the   offices  of  the  Director,  during  normal  business  hours,  within  three  (3)  days  after  the  decision.     (F)  Record  of  Proceedings.   (1)  Recording  of  Public  Hearing.  The  decision  maker  conducting  the  public  hearing  shall  record  the  public   hearing  by  any  appropriate  means.  A  copy  of  the  public  hearing  record  may  be  acquired  by  any  person   upon  application  to  the  Director,  and  payment  of  a  fee  to  cover  the  cost  of  duplication  of  the  record.     (2)  The  Record.  The  record  shall  consist  of  the  following:     (a)  all  exhibits,  including,  without  limitation,  all  writings,  drawings,  maps,  charts,  graphs,   photographs  and  other  tangible  items  received  or  viewed  by  the  decision  maker  at  the   proceedings;     (b)  all  minutes  of  the  proceedings;     (c)  if  appealed  to  the  City  Council,  a  verbatim  transcript  of  the  proceedings  before  the  decision   maker.  The  cost  of  the  transcript  shall  be  borne  by  the  City.     (d)  if  available,  a  videotape  recording  of  the  proceedings  before  the  decision  maker.     (G)  Recording  of  Decisions  and  Plats.   (1)  Filing  with  City  Clerk.  Once  approved,  and  after  the  appeal  period  has  expired  (if  applicable),  the   decision  of  the  decision  maker  shall  be  filed  with  the  City  Clerk.     (2)  Final  Plats  and  Development  Agreements  Recorded  with  County  Clerk  and  Recorder.  Once  the  final   utility  plans,  final  plat  and  all  other  applicable  Final  Development  Plan  Documents  are  approved  and   the  development  agreement  has  been  executed,  the  final  plan  has  been  approved,  and  any  applicable                Created:  2021-­‐04-­‐15  13:25:55  [EST]   (Supp.  No.  58,  Update  2)     Page  17  of  60   conditions  of  final  plan  approval  have  been  met,  and  after  the  appeal  period  has  expired,  the  final  plat   and  Development  Agreement  shall  be  recorded  by  the  City  in  the  Office  of  the  Larimer  County  Clerk   and  Recorder  and  shall  be  filed  with  the  City  Clerk.  The  date  that  the  recording  with  the  Larimer  County   Clerk  and  Recorder  of  both  the  Final  Plat  and  the  Development  Agreement  is  accomplished  by  the  City   shall  establish  the  date  of  approval  under  Section  2.2.11(D)((1)  of  this  Land  Use  Code.     (Ord.  No.  59,  2000  §4,  6/6/00;  Ord.  No.  070,  2005  §1,  7/5/05;  Ord.  No.  120,  2011  §4,  9/20/2011;  Ord.  No.  092,   2013  §2,  7/16/13;  Ord.  No.  175,  2014  §5,  12/16/14  )   2.2.8  Step  8:  Standards   To  approve  a  development  application,  the  decision  maker  must  first  determine  and  find  that  the  development   application  has  satisfied  and  followed  the  applicable  requirements  of  this  Article  2  and  complies  with  all  of  the   standards  required  for  the  applicable  development  application  (see  Step  8:  "Standards"  referenced  in  Divisions  2.3   through  2.11),  as  modified  by  any  modification  of  standards  approved  under  Section  2.8.     (Ord. No.  177,  1998  §4,  10/20/98)   2.2.9  Step  9:  Conditions  of  Approval   The  decision  maker  may  impose  such  conditions  on  approval  of  the  development  application  as  are  necessary  to   accomplish  the  purposes  and  intent  of  this  Code,  or  such  conditions  that  have  a  reasonable  nexus  to  potential   impacts  of  the  proposed  development,  and  that  are  roughly  proportional,  both  in  nature  and  extent,  to  the   impacts  of  the  proposed  development.     2.2.10  Step  10:  Amendments  and  Changes  of  Use   (A)  Minor  Amendments  and  Changes  of  Use.  (1)  Minor  amendments  to  any  approved  development  plan,   including  any  Overall  Development  Plan,  Project  Development  Plan,  or  PUD  Master  Plan,  any  site  specific   development  plan,  or  the  existing  condition  of  a  platted  property;  and  (2)  Changes  of  use,  either  of  which   meet  the  applicable  criteria  of  below  subsections  2.2.10(A)(1)  or  2.2.10(A)(2),  may  be  approved,  approved   with  conditions,  or  denied  administratively  by  the  Director  and  may  be  authorized  without  additional  public   hearings.  With  the  exception  of  PUD  Master  Plans,  such  minor  amendments  and  changes  of  use  may  be   authorized  by  the  Director  as  long  as  the  development  plan,  as  so  amended,  continues  to  comply  with  the   standards  of  this  Code  to  the  extent  reasonably  feasible.  PUD  Master  Plan  Minor  amendments  may  be   authorized  by  the  Director  as  long  as  the  PUD  Master  Plan,  as  so  amended,  continues  to  comply  with  the   standards  of  this  Code,  as  such  standards  may  have  been  modified  in  the  existing  PUD  Master  Plan,  and  so   long  as  the  amendments  are  consistent  with  the  existing  PUD  Master  Plan.  Minor  amendments  and  changes   of  use  shall  only  consist  of  any  or  all  of  the  following:     (1)  Any  change  to  any  approved  development  plan  or  any  site  specific  development  plan  which  was   originally  subject  only  to  administrative  review  and  was  approved  by  the  Director,  or  any  change  of  use   of  any  property  that  was  developed  pursuant  to  a  basic  development  review  or  a  use-­‐by-­‐right  review   under  prior  law;  provided  that  such  change  would  not  have  disqualified  the  original  plan  from   administrative  review  had  it  been  requested  at  that  time;  and  provided  that  the  change  or  change  of   use  complies  with  all  of  the  following  criteria  applicable  to  the  particular  request  for  change  or  change   of  use:     (a)  Results  in  an  increase  by  one  (1)  percent  or  less  in  the  approved  number  of  dwelling  units,  except   that  in  the  case  of  a  change  of  use  of  any  property  that  was  developed  pursuant  to  a  basic                Created:  2021-­‐04-­‐15  13:25:55  [EST]   (Supp.  No.  58,  Update  2)     Page  18  of  60   development  review  or  use-­‐by-­‐right  review  under  prior  law,  the  number  of  dwelling  units   proposed  to  be  added  may  be  four  (4)  units  or  less;     (b)  Results  in  an  increase  or  decrease  in  the  amount  of  square  footage  of  a  nonresidential  land  use   or  structure  that  does  not  change  the  character  of  the  project;     (c)  Results  in  a  change  in  the  housing  mix  or  use  mix  ratio  that  complies  with  the  requirements  of   the  zone  district  and  does  not  change  the  character  of  the  project;     (d)  Does  not  result  in  a  change  in  the  character  of  the  development;     (e)  Does  not  result  in  new  buildings,  building  additions  or  site  improvements,  such  as  parking  lots   and  landscaping,  that  are  proposed  to  be  located  outside  the  boundaries  of  the  approved  Project   Development  Plan  or  approved  site  specific  development  plan;     (f)  Results  in  a  decrease  in  the  number  of  approved  dwelling  units  and  does  not  change  the   character  of  the  project,  and  that  the  plan  as  amended  continues  to  comply  with  the   requirements  of  this  Code;  and     (g)  In  the  case  of  a  change  of  use,  the  change  of  use  results  in  the  site  being  brought  into   compliance,  to  the  extent  reasonably  feasible  as  such  extent  may  be  modified  pursuant  to  below   subsection  2.2.10(A)(3),  with  the  applicable  general  development  standards  contained  in  Article  3   and  the  applicable  district  standards  contained  in  Article  4  of  this  Code.     (2)  Any  change  to  any  approved  development  plan  or  any  site  specific  development  plan  which  was   originally  subject  to  review  by  the  Planning  and  Zoning  Board  (either  as  a  Type  2  project  or  as  a  project   reviewed  by  the  Planning  and  Zoning  Board  under  prior  law)  or  City  Council  review  of  a  PUD  Overlay,  or   any  change  of  use  of  any  property  that  was  approved  by  the  Planning  and  Zoning  Board;  provided  that   the  change  or  change  of  use  complies  with  all  of  the  following  criteria  applicable  to  the  particular   request  for  change  or  change  of  use:     (a)  Results  in  an  increase  or  decrease  by  one  (1)  percent  or  less  in  the  approved  number  of  dwelling   units;     (b)  Results  in  an  increase  or  decrease  in  the  amount  of  square  footage  of  a  nonresidential  land  use   or  structure  that  does  not  change  the  character  of  the  project;     (c)  Results  in  a  change  in  the  housing  mix  or  use  mix  ratio  that  complies  with  the  requirements  of   the  zone  district  and  does  not  change  the  character  of  the  project;     (d)  Does  not  result  in  a  change  in  the  character  of  the  development;  and     (e)  Does  not  result  in  new  buildings,  building  additions  or  site  improvements,  such  as  parking  lots   and  landscaping,  that  are  proposed  to  be  located  outside  the  boundaries  of  the  approved  Project   Development  Plan  or  approved  site  specific  development  plan.     (3)  Waiver  of  Development  Standards  for  Changes  of  Use.   (a)  Applicability.  The  procedure  and  standards  contained  in  this  Section  shall  apply  only  to  changes   of  use  reviewed  pursuant  to  Section  2.2.10(A)  of  this  Code.     (b)  Purpose.  In  order  for  a  change  of  use  to  be  granted  pursuant  to  Section  2.2.10(A),  the  change  of   use  must  result  in  the  site  being  brought  into  compliance  with  all  applicable  general  development   and  zone  district  standards  to  the  extent  reasonably  feasible.  The  purpose  of  this  Section  is  to   allow  certain  changes  of  use  that  do  not  comply  with  all  general  development  standards  to  the   extent  reasonably  feasible  to  be  granted  pursuant  to  Section  2.2.10(A)  in  order  to:                  Created:  2021-­‐04-­‐15  13:25:55  [EST]   (Supp.  No.  58,  Update  2)     Page  19  of  60   1.  Foster  the  economic  feasibility  for  the  use,  maintenance  and  improvement  of  certain   legally  constructed  buildings  and  sites  which  do  not  comply  with  certain  Land  Use  Code   General  Development  Standards  provided  that:     a.  Existing  blight  conditions  have  been  ameliorated;  and     b.  Public  and  private  improvements  are  made  that  address  essential  health  and   life  safety  issues  that  are  present  on-­‐site.     2.  Encourage  the  eventual  upgrading  of  nonconforming  buildings,  uses  and  sites.     (c)  Review  by  Director.  As  part  of  the  review  conducted  pursuant  to  Section  2.2.10(A)  for  a  proposed   change  of  use,  the  Director  may  waive,  or  waive  with  conditions,  any  of  the  development   standards  set  forth  in  subsection  (d)  below.  In  order  for  the  Director  to  waive,  or  waive  with   conditions,  any  such  development  standard,  the  Director  must  find  that  such  waiver  or  waiver   with  conditions  would  not  be  detrimental  to  the  public  good  and  that  each  of  the  following  is   satisfied:     1.  The  site  for  which  the  waiver  or  waiver  with  conditions  is  granted  satisfies  the  policies  of   the  applicable  Council  adopted  subarea,  corridor  or  neighborhood  plan  within  which  the   site  is  located;     2.  The  proposed  use  will  function  without  significant  adverse  impact  upon  adjacent   properties  and  the  district  within  which  it  is  located  in  consideration  of  the  waiver  or   waiver  with  conditions;     3.  Existing  blight  conditions  on  the  site  are  addressed  through  site  clean-­‐up,  maintenance,   screening,  landscaping  or  some  combination  thereof;  and     4.  The  site  design  addresses  essential  health  and  public  safety  concerns  found  on  the  site.     (d)  Eligible  Development  Standards.  The  Director  may  grant  a  waiver  or  waiver  with  conditions  for   the  following  general  development  standards:     1.  Sections  3.2.1(4),  (5)  and  (6)  related  to  Parking  Lot  Perimeter  and  Interior  Landscaping,  and   connecting  walkways.     2.  Section  3.2.2(M)  Landscaping  Coverage.     3.  Section  3.2.4  Site  Lighting,  except  compliance  with  minimum  footcandle  levels  described  in   3.2.4(C).     4.  Section  3.2.5  Trash  and  Recycling  Enclosure  design.     5.  Section  3.3.5  Engineering  Design  standards  related  to  water  quality  standard,  including  Low   Impact  Development.     (4)  Referral.  In  either  subsection  (1)  or  (2)  above,  the  Director  may  refer  the  amendment  or  change  of  use   to  the  decision  maker  who  approved  the  development  plan  proposed  to  be  amended.  The  referral  of   minor  amendments  to  development  plans  or  changes  of  use  allowed  or  approved  under  the  laws  of  the   City  for  the  development  of  land  prior  to  the  adoption  of  this  Code  shall  be  processed  as  required  for   the  land  use  or  uses  proposed  for  the  amendment  or  change  of  use  as  set  forth  in  Article  4  (i.e.,  Type  1   review  or  Type  2  review)  for  the  zone  district  in  which  the  land  is  located.  The  referral  of  minor   amendments  or  changes  of  use  to  project  development  plans  or  final  plans  approved  under  this  Code   shall  be  reviewed  and  processed  in  the  same  manner  as  required  for  the  original  development  plan  for   which  the  amendment  or  change  of  use  is  sought,  and,  if  so  referred,  the  decision  maker's  decision   shall  constitute  a  final  decision,  subject  only  to  appeal  as  provided  for  development  plans  under                Created:  2021-­‐04-­‐15  13:25:55  [EST]   (Supp.  No.  58,  Update  2)     Page  20  of  60   Division  2.3,  2.4,  2.5,  or  2.15  as  applicable,  for  the  minor  amendment  or  change  of  use.  City  Council   approval  of  a  minor  amendment  to  a  PUD  Master  Plan  shall  be  by  resolution.     (5)  Appeals.  Appeals  of  the  decision  of  the  Director  regarding  the  approval,  approval  with  conditions  or   denial  of,  a  change  of  use,  or  a  minor  amendment  of  any  approved  development  plan,  site  specific   development  plan,  or  the  existing  condition  of  a  platted  property,  shall  be  to  the  Planning  and  Zoning   Board.  Any  such  appeal  shall  be  taken  by  filing  a  notice  of  appeal  of  the  final  decision  with  the  Director   within  fourteen  (14)  days  after  the  action  that  is  the  subject  of  the  appeal.  The  decision  of  the  Planning   and  Zoning  Board  on  such  appeals  shall  constitute  a  final  decision  appealable  pursuant  to  Section   2.2.12  (Step  12).     (B)  Major  Amendments  and  Changes  of  Use  Not  Meeting  the  Criteria  of  2.2.10(A).   (1)  Procedure/Criteria.  Amendments  to  any  approved  development  plan,  including  any  Overall   Development  Plan,  Project  Development  Plan,  or  PUD  Master  Plan,  or  any  site  specific  development   plan,  and  changes  of  use  that  are  not  determined  by  the  Director  to  be  minor  amendments  or   qualifying  changes  of  use  under  the  criteria  set  forth  in  subsection  (A)  above,  shall  be  deemed  major   amendments.  Major  amendments  to  approved  development  plans  or  site  specific  development  plans   approved  under  the  laws  of  the  City  for  the  development  of  land  prior  to  the  adoption  of  this  Code   shall  be  processed  as  required  for  the  land  use  or  uses  proposed  for  the  amendment  as  set  forth  in   Article  4  (i.e.,  Type  1  review  or  Type  2  review)  for  the  zone  district  in  which  the  land  is  located,  and,  to   the  maximum  extent  feasible,  shall  comply  with  the  applicable  standards  contained  in  Articles  3  and  4.   Major  amendments  to  development  plans  or  site  specific  development  plans  approved  under  this  Code   shall  be  reviewed  and  processed  in  the  same  manner  as  required  for  the  original  development  plan  for   which  amendment  is  sought.  Any  major  amendments  to  an  approved  project  development  plan  or  site   specific  development  plan  shall  be  recorded  as  amendments  in  accordance  with  the  procedures   established  for  the  filing  and  recording  of  such  initially  approved  plan.  City  Council  approval  of  a  major   amendment  to  a  PUD  Master  Plan  shall  be  by  resolution.  Any  partial  or  total  abandonment  of  a   development  plan  or  site  specific  development  plan  approved  under  this  Code,  or  of  any  plan  approved   under  the  laws  of  the  City  for  the  development  of  land  prior  to  the  adoption  of  this  Code,  shall  be   deemed  to  be  a  major  amendment,  and  shall  be  processed  as  a  Type  2  review;  provided,  however,  that   if  a  new  land  use  is  proposed  for  the  property  subject  to  the  abandonment,  then  the  abandonment  and   new  use  shall  be  processed  as  required  for  the  land  use  or  uses  proposed  as  set  forth  in  Article  4  (i.e.,   Type  1  review  or  Type  2  review)  for  the  zone  district  in  which  the  land  is  located.     (2)  Appeals.  Appeals  of  decisions  for  approval,  approval  with  conditions  or  denial  of  major  amendments,   or  abandonment,  of  any  approved  development  plan  or  site  specific  development  plan  shall  be  filed   and  processed  in  accordance  with  Section  2.2.12  (Step  12).     (C)  Additional  Criteria.  In  addition  to  the  criteria  established  in  (A)  and  (B)  above,  the  criteria  established  in   subsection  2.1.4(C)  shall  guide  the  decision  maker  in  determining  whether  to  approve,  approve  with   conditions,  or  deny  the  application  for  partial  or  total  abandonment.     (D)  Parkway  Landscaping  Amendments.  Amendments  to  parkway  landscaping  in  any  approved  development   plan  may  be  approved,  approved  with  conditions  or  denied  administratively  by  the  Director.  No  public   hearing  need  be  held  on  an  application  for  a  parkway  landscaping  amendment.  Such  amendments  may  be   authorized  by  the  Director  as  long  as  the  development  plan,  as  so  amended,  continues  to  comply  with  the   Fort  Collins  Streetscape  Standards,  Appendix  C,  Section  6.1  in  the  Larimer  County  Urban  Area  Street   Standards.  Appeals  of  the  decision  of  the  Director  regarding  the  approval,  approval  with  conditions  or  denial   of  parkway  landscaping  amendments  of  any  approved  development  plan  shall  be  made  in  accordance  with   paragraph  (A)(4)  of  this  Section.     (Ord.  No.  90,  1998,  5/19/98;  Ord.  No.  228,  1998  §§3,  4,  12/15/98;  Ord.  No.  99,  1999  §3,  6/15/99;  Ord.  No.  59,   2000  §5,  6/6/00;  Ord.  No.  183,  2000  §§3—6,  12/19/00;  Ord.  No.  107,  2001  §§3,  4,  6/19/01;  Ord.  No.  204,  2001                Created:  2021-­‐04-­‐15  13:25:55  [EST]   (Supp.  No.  58,  Update  2)     Page  21  of  60   §§1,  6,  12/18/01;  Ord.  No.  177,  2002  §3,  12/17/02;  Ord.  No.  104,  2006  §3,  7/18/06;  Ord.  No.  061,  5/7/13;  Ord.  No.   092,  2013  §3,  7/16/13;  Ord.  No.  086,  2014  §§6—8,  7/1/14;  Ord.  No.  155,  2015  §3,  12/15/15  ;  Ord.  No.  059,  2017  ,   §  4,  5/2/17;  Ord.  No.  091,  2018  ,  §7,  7/17/18)   2.2.11  Step  11:  Lapse   (A)  Application  Submittals.  An  application  submitted  to  the  City  for  the  review  and  approval  of  a  development   plan  must  be  diligently  pursued  and  processed  by  the  applicant.  Accordingly,  the  applicant,  within  one   hundred  eighty  (180)  days  of  receipt  of  written  comments  and  notice  to  respond  from  the  City  on  any   submittal  (or  subsequent  revision  to  a  submittal)  of  an  application  for  approval  of  a  development  plan,  shall   file  such  additional  or  revised  submittal  documents  as  are  necessary  to  address  such  comments  from  the   City.  If  the  additional  submittal  information  or  revised  submittal  is  not  filed  within  said  period  of  time,  the   development  application  shall  automatically  lapse  and  become  null  and  void.  The  Director  may  grant  one  (1)   extension  of  the  foregoing  one-­‐hundred-­‐eighty-­‐day  requirement,  which  extension  may  not  exceed  one   hundred  twenty  (120)  days  in  length,  and  one  (1)  additional  extension  which  may  not  exceed  sixty  (60)  days   in  length.  This  subsection  (A)  shall  apply  to  applications  which  are,  or  have  been,  filed  pursuant  to  this  Code   and  to  applications  which  are,  or  have  been,  filed  pursuant  to  the  laws  of  the  City  for  the  development  of   land  prior  to  the  adoption  of  this  Code.  On  transfer  of  ownership  of  any  real  property  that  is  the  subject  of  a   pending  application,  whether  in  whole  or  in  part,  such  transfer  shall  bar  a  new  owner  or  transferee  from   taking  further  action  on  such  application  unless,  prior  to  taking  any  action,  the  new  owner  provides  evidence   satisfactory  to  the  Director  that  the  transferor  of  such  property  intended  that  all  rights  of  the  owner  under   the  pending  application  be  assigned  to  the  transferee.     (B)  Overall  Development  Plan.  There  is  no  time  limit  for  action  on  an  overall  development  plan.  Because  an   overall  development  plan  is  only  conceptual  in  nature,  no  vested  rights  shall  ever  attach  to  an  overall   development  plan.  The  approval  of,  or  completion  of  work  pursuant  to,  project  development  plans  or  final   plans  for  portions  of  an  overall  development  plan  shall  not  create  vested  rights  for  those  portions  of  the   overall  development  plan  which  have  not  received  such  approvals  and  have  not  been  completed.     (C)  PUD  Master  Plan.  A  PUD  Master  Plan  shall  be  eligible  for  a  vested  property  right  solely  with  respect  to  uses,   densities,  development  standards,  and  Engineering  Standards  for  which  variances  have  been  granted   pursuant  to  Section  4.29(L),  as  all  are  set  forth  in  an  approved  PUD  Master  Plan.  An  approved  PUD  Master   Plan  shall  be  considered  a  site  specific  development  plan  solely  for  the  purpose  of  acquiring  such  vested   property  rights  subject  to  the  provisions  set  forth  in  this  Subsection  (C)  and  not  Subsection  (E)  below.  A  PUD   Master  Plan  shall  be  deemed  approved  upon  the  effective  date  of  the  ordinance  approving  such  PUD  Master   Plan  as  a  site  specific  development  plan  and,  upon  such  approval,  a  vested  property  right  shall  be  created   pursuant  to  the  provisions  of  Article  68  Title  24,  C.R.S.,  and  this  Section  2.2.11.     (1)  Specification  of  Uses,  Densities,  Development  Standards,  and  Engineering  Standards.  The  application   for  a  PUD  Master  Plan  shall  specify  the  uses,  densities,  development  standards,  and  Engineering   Standards  granted  variances  pursuant  to  Section  4.29(L),  for  which  the  applicant  is  requesting  a  vested   property  right.  Such  uses,  densities,  and  development  standards  may  include  those  granted   modifications  pursuant  to  Section  4.29  and  uses,  densities,  and  development  standards  set  forth  in  the   Land  Use  Code  which  are  applicable  to  the  PUD  Master  Plan.     (2)  Term  of  Vested  Right.  The  term  of  the  vested  property  right  shall  not  exceed  three  (3)  years  unless:  (a)   an  extension  is  granted  pursuant  to  paragraph  (3)  of  this  subsection,  or  (b)  the  City  and  the  developer   enter  into  a  development  agreement  which  vests  the  property  right  for  a  period  exceeding  three  (3)   years.  Such  agreement  may  be  entered  into  by  the  City  if  the  Director  determines  that  it  will  likely  take   more  than  three  (3)  years  to  complete  all  phases  of  the  development  and  the  associated  engineering   improvements  for  the  development,  and  only  if  warranted  in  light  of  all  relevant  circumstances,   including,  but  not  limited  to,  the  overall  size  of  the  development  and  economic  cycles  and  market                Created:  2021-­‐04-­‐15  13:25:55  [EST]   (Supp.  No.  58,  Update  2)     Page  22  of  60   conditions.  Council  shall  adopt  any  such  development  agreement  as  a  legislative  act  subject  to   referendum.     (3)  Extensions.  Extensions  for  two  (2)  successive  periods  of  one  (1)  year  each  may  be  granted  by  the   Director,  upon  a  finding  that  (a)  the  applicant  has  been  diligently  pursuing  development  pursuant  to   the  PUD  Master  Plan,  and  (b)  granting  the  extension  would  not  be  detrimental  to  the  public  good.  Any   additional  one-­‐year  extensions  shall  be  approved,  if  at  all,  only  by  the  original  PUD  Master  Plan   decision  maker,  upon  a  finding  that  (a)  the  applicant  has  been  diligently  pursuing  development   pursuant  to  the  PUD  Master  Plan,  and  (b)  granting  the  extension  would  not  be  detrimental  to  the   public  good.  A  request  for  an  extension  of  the  term  of  vested  right  under  this  Section  must  be   submitted  to  the  Director  in  writing  at  least  thirty  (30)  days  prior  to  the  date  of  expiration.  Time  is  of   the  essence.  The  granting  of  extensions  by  the  Director  under  this  Section  may,  at  the  discretion  of  the   Director,  be  referred  to  the  original  PUD  Master  Plan  decision  maker.     (4)  Publication.  A  "notice  of  approval"  describing  the  PUD  Master  Plan  and  stating  that  a  vested  property   right  has  been  created  or  extended,  shall  be  published  by  the  City  once  in  a  newspaper  of  general   circulation  within  the  City,  not  later  than  fourteen  (14)  days  after  the  approval  of  a  PUD  Master  Plan,   an  extension  of  an  existing  vested  right,  or  the  legislative  adoption  of  a  development  agreement  as   described  in  paragraph  (2)  of  this  subsection.  The  period  of  time  permitted  by  law  for  the  exercise  of   any  applicable  right  of  referendum  or  judicial  review  shall  not  begin  to  run  until  the  date  of  such   publication,  whether  timely  made  within  said  fourteen-­‐day  period,  or  thereafter.     (5)  Minor  and  Major  Amendments.  In  the  event  that  a  minor  or  major  amendment  to  a  PUD  Master  Plan  is   approved  under  the  provisions  of  Section  2.2.10,  and  such  amendment  alters  or  adds  uses,  densities,   development  standards,  or  Engineering  Standards  for  which  variances  have  been  granted  pursuant  to   Section  4.29(L),  a  new  vested  property  right  may  be  created  upon  the  applicant's  request  and  pursuant   to  paragraph  2  of  this  subsection.  If  the  applicant  wants  the  term  of  the  new  vested  property  right  to   exceed  three  (3)  years,  such  extended  term  must  be  approved  and  legislatively  adopted  pursuant  to   paragraph  2  of  this  subsection.     (D)  Project  Development  Plan  and  Plat.  Following  the  approval  of  a  project  development  plan  and  upon  the   expiration  of  any  right  of  appeal,  or  upon  the  final  decision  of  the  City  Council  following  appeal,  if  applicable,   the  applicant  must  submit  a  final  plan  for  all  or  part  of  the  project  development  plan  within  three  (3)  years   unless  the  project  development  plan  is  for  a  large  base  industry  to  be  constructed  in  phases,  in  which  case   the  application  for  approval  of  a  final  plan  must  be  submitted  within  twenty-­‐five  (25)  years.  If  such  approval   is  not  timely  obtained,  the  project  development  plan  (or  any  portion  thereof  which  has  not  received  final   approval)  shall  automatically  lapse  and  become  null  and  void.  The  Director  may  grant  one  (1)  extension  of   the  foregoing  requirement,  which  extension  may  not  exceed  six  (6)  months  in  length.  No  vested  rights  shall   ever  attach  to  a  project  development  plan.  The  approval  of,  or  completion  of  work  pursuant  to,  a  final  plan   for  portions  of  a  project  development  plan  shall  not  create  vested  rights  for  those  portions  of  the  project   development  plan  which  have  not  received  such  final  plan  approval  and  have  not  been  completed.     (E)  Final  Plan  and  Plat  and  Other  Site  Specific  Development  Plans.     (1)  Approval.  With  the  exception  of  site  specific  development  plans  subject  to  Subsection  (C)  above,  a  site   specific  development  plan  shall  be  deemed  approved  upon  the  recording  by  the  City  with  the  Larimer   County  Clerk  and  Recorder  of  both  the  Final  Plat  and  the  Development  Agreement  and  upon  such   recording,  a  vested  property  right  shall  be  created  pursuant  to  the  provisions  of  Article  68  Title  24,   C.R.S.,  and  this  Section  2.2.11.     (2)  Publication.  A  "notice  of  approval"  describing  generally  the  type  and  intensity  of  use  approved  and  the   specific  parcel  or  parcels  affected,  and  stating  that  a  vested  property  right  has  been  created  or   extended,  shall  be  published  by  the  City  once,  not  later  than  fourteen  (14)  days  after  the  approval  of   any  final  plan  or  other  site  specific  development  plan  in  a  newspaper  of  general  circulation  within  the                Created:  2021-­‐04-­‐15  13:25:55  [EST]   (Supp.  No.  58,  Update  2)     Page  23  of  60   City.  The  period  of  time  permitted  by  law  for  the  exercise  of  any  applicable  right  of  referendum  or   judicial  review  shall  not  begin  to  run  until  the  date  of  such  publication,  whether  timely  made  within   said  fourteen-­‐day  period,  or  thereafter.     (3)  Term  of  Vested  Right.  Within  a  maximum  of  three  (3)  years  following  the  approval  of  a  final  plan  or   other  site  specific  development  plan,  the  applicant  must  undertake,  install  and  complete  all   engineering  improvements  (water,  sewer,  streets,  curb,  gutter,  street  lights,  fire  hydrants  and  storm   drainage)  in  accordance  with  city  codes,  rules  and  regulations.  The  period  of  time  shall  constitute  the   "term  of  the  vested  property  right."  The  foregoing  term  of  the  vested  property  right  shall  not  exceed   three  (3)  years  unless:  (a)  an  extension  is  granted  pursuant  to  paragraph  (4)  of  this  subsection,  or  (b)   the  City  and  the  developer  enter  into  a  development  agreement  which  vests  the  property  right  for  a   period  exceeding  three  (3)  years.  Such  agreement  may  be  entered  into  by  the  City  only  if  the  subject   development  constitutes  a  "large  base  industry"  as  defined  in  Article  5,  or  if  the  Director  determines   that  it  will  likely  take  more  than  three  (3)  years  to  complete  all  engineering  improvements  for  the   development,  and  only  if  warranted  in  light  of  all  relevant  circumstances,  including,  but  not  limited  to,   the  size  and  phasing  of  the  development,  economic  cycles  and  market  conditions.  Any  such   development  agreement  shall  be  adopted  as  a  legislative  act  subject  to  referendum.  Failure  to   undertake  and  complete  such  engineering  improvements  within  the  term  of  the  vested  property  right   shall  cause  a  forfeiture  of  the  vested  property  right  and  shall  require  resubmission  of  all  materials  and   reapproval  of  the  same  to  be  processed  as  required  by  this  Code.  All  dedications  as  contained  on  the   final  plat  shall  remain  valid  unless  vacated  in  accordance  with  law.     (4)  Extensions.  Extensions  for  two  (2)  successive  periods  of  one  (1)  year  each  may  be  granted  by  the   Director,  upon  a  finding  that  the  plan  complies  with  all  general  development  standards  as  contained  in   Article  3  and  Zone  District  Standards  as  contained  in  Article  4  at  the  time  of  the  application  for  the   extension.  Any  additional  one-­‐year  extensions  shall  be  approved,  if  at  all,  only  by  the  Planning  and   Zoning  Board,  upon  a  finding  that  the  plan  complies  with  all  applicable  general  development  standards   as  contained  in  Article  3  and  Zone  District  Standards  as  contained  in  Article  4  at  the  time  of  the   application  for  the  extension,  and  that  (a)  the  applicant  has  been  diligent  in  constructing  the   engineering  improvements  required  pursuant  to  paragraph  (3)  above,  though  such  improvements  have   not  been  fully  constructed,  or  (b)  due  to  other  extraordinary  and  exceptional  situations  unique  to  the   property,  completing  all  engineering  improvements  would  result  in  unusual  and  exceptional  practical   difficulties  or  undue  hardship  upon  the  applicant,  and  granting  the  extension  would  not  be  detrimental   to  the  public  good.  A  request  for  an  extension  of  the  term  of  vested  right  under  this  Section  must  be   submitted  to  the  Director  in  writing  at  least  thirty  (30)  days  prior  to  the  date  of  expiration.  Time  is  of   the  essence.  The  granting  of  extensions  by  the  Director  under  this  Section  may,  at  the  discretion  of  the   Director,  be  referred  to  the  Planning  and  Zoning  Board.     (5)  Minor  Amendments.  In  the  event  that  minor  amendments  to  a  final  plan  or  other  site-­‐specific   development  plan  are  approved  under  the  provisions  of  Section  2.2.10  (or  under  prior  law,  if   permissible),  the  effective  date  of  such  minor  amendments,  for  purposes  of  duration  of  a  vested   property  right,  shall  be  the  date  of  the  approval  of  the  original  final  plan  or  other  site-­‐specific   development  plan.     (6)  Major  Amendments.  The  approval  of  major  amendments  to  a  final  plan  or  other  site-­‐specific   development  plan  under  the  provisions  of  Section  2.2.10  (or  under  prior  law,  if  permissible),  shall   create  a  new  vested  property  right  with  effective  period  and  term  as  provided  herein,  unless  expressly   stated  otherwise  in  the  decision  approving  such  major  amendment.     (7)  Planning  over  old  plans.  In  the  event  that  a  new  final  plan  is  approved  for  a  parcel  of  property  which   includes  all  of  a  previously  approved  site-­‐specific  development  plan,  the  approval  of  such  new  final   plan  shall  cause  the  automatic  expiration  of  such  previously  approved  site-­‐specific  development  plan.   In  the  event  that  a  new  final  plan  is  approved  for  a  parcel  of  property  which  includes  only  a  portion  of  a                Created:  2021-­‐04-­‐15  13:25:55  [EST]   (Supp.  No.  58,  Update  2)     Page  24  of  60   previously  approved  site-­‐specific  development  plan,  the  approval  of  such  new  final  plan  shall  be   deemed  to  constitute  the  abandonment  of  such  portion  of  the  previously  approved  plan  as  is  covered   by  such  new  plan,  and  shall  be  reviewed  according  to  the  abandonment  criteria  contained  in   subsection  2.1.4(C)  and  all  other  applicable  criteria  of  this  Code.     (8)  Other  provisions  unaffected.  Approval  of  a  final  plan  or  other  site-­‐specific  development  plan  shall  not   constitute  an  exemption  from  or  waiver  of  any  other  provisions  of  this  Code  pertaining  to  the   development  and  use  of  property.     (9)  Post  denial  re-­‐submittal  delay.  Property  that  is  the  subject  of  an  overall  development  plan  or  a  project   development  plan  that  has  been  denied  by  the  decision  maker  or  denied  by  City  Council  upon  appeal,   or  withdrawn  by  the  applicant,  shall  be  ineligible  to  serve,  in  whole  or  in  part,  as  the  subject  of  another   overall  development  plan  or  project  development  plan  application  for  a  period  of  six  (6)  months  from   the  date  of  the  final  decision  of  denial  or  the  date  of  withdrawal  (as  applicable)  of  the  plan  unless  the   Director  determines  that  the  new  plan  includes  substantial  changes  in  land  use,  residential  density   and/or  nonresidential  intensity.     (10)  Automatic  repeal;  waiver.  Nothing  in  this  Section  is  intended  to  create  any  vested  property  right  other   than  such  right  as  is  established  pursuant  to  the  provisions  of  Article  68,  Title  24,  C.R.S.  In  the  event  of   the  repeal  of  said  article  or  a  judicial  determination  that  said  article  is  invalid  or  unconstitutional,  this   Section  shall  be  deemed  to  be  repealed  and  the  provisions  hereof  no  longer  effective.  Nothing  herein   shall  be  construed  to  prohibit  the  waiver  of  a  vested  property  right  pursuant  to  mutual  agreement   between  the  City  and  the  affected  landowner.  Upon  the  recording  of  any  such  agreement  with  the   Larimer  County  Clerk  and  Recorder,  any  property  right  which  might  otherwise  have  been  vested  shall   be  deemed  to  be  not  vested.     (Ord.  No.  90,  1998,  5/19/98;  Ord.  No.  99,  1999  §4,  6/15/99;  Ord.  No.  59,  2000  §6,  6/6/00;  Ord.  No.  107,  2001  §5,   6/19/01;  Ord.  No.  173,  2003  §3,  12/16/03;  Ord.  No.  161,  2005  §3,  12/20/05;  Ord.  No.  081,  2007  §3,  7/17/07;  Ord.   No.  066,  2009  §2,  7/7/09;  Ord.  No.  068,  2010  §3,  7/6/10;  Ord.  No.  120,  2011  §§5,  6,  9/20/2011;  Ord.  No.  024,  2013   §2,  2/26/13;  Ord.  No.  040,  2013  ,  3/19/13;  Ord.  No.  092,  2013  §§4,  5,  7/16/13;  Ord.  No.  086,  2014  §§9,  10,  7/1/14;   Ord.  No.  175,  2014  §6,  12/16/14  ;  Ord.  No.  091,  2018  ,  §8,  7/17/18;  Ord.  No.  037,  2019  ,  §2,  3/19/19)   2.2.12  Step  12:  Appeals/Alternate  Review   (A)  Appeals.  Appeals  of  any  final  decision  of  a  decision  maker  under  this  Code  shall  be  only  in  accordance  with   Chapter  2,  Article  II,  Division  3  of  the  City  Code,  unless  otherwise  provided  in  Divisions  2.3  through  2.11  and   2.16,  2.18,  and  2.19  of  this  Code.     (B)  Alternate  Review.  Despite  the  foregoing,  if  the  City  is  the  applicant  for  a  development  project,  there  shall  be   no  appeal  of  any  final  decision  regarding  such  development  project  to  the  City  Council.  In  substitution  of  an   appeal  of  a  development  project  for  which  the  City  is  the  applicant,  the  City  Council  may,  by  majority  vote,  as   an  exercise  of  its  legislative  power  and  in  its  sole  discretion,  overturn  or  modify  any  final  decision  regarding   such  project,  by  ordinance  of  the  City  Council.  Any  Councilmember  may  request  that  the  City  Council  initiate   this  exercise  of  legislative  power  but  only  if  such  request  is  made  in  writing  to  the  City  Clerk  within  fourteen   (14)  days  of  the  date  of  the  final  decision  of  the  Planning  and  Zoning  Board.  City  Council  shall  conduct  a   hearing  prior  to  the  adoption  of  the  ordinance  in  order  to  hear  public  testimony  and  receive  and  consider   any  other  public  input  received  by  the  City  Council  (whether  at  or  before  the  hearing)  and  shall  conduct  its   hearing  in  the  manner  customarily  employed  by  the  Council  for  the  consideration  of  legislative  matters.   When  evaluating  City  projects  under  alternate  review,  the  City  Council  may,  in  its  legislative  discretion,   consider  factors  in  addition  to  or  in  substitution  of  the  standards  of  this  Land  Use  Code.     (Ord.  No.  165,  1999  §10,  11/16/99;  Ord.  No.  082,  2015  §1,  7/21/15  ;  Ord.  No.  077,  2019  ,  §3,  7/16/19)   ARTICLE  2  -­‐  ADMINISTRATION   DIVISION  2.3  OVERALL  DEVELOPMENT  PLAN         Fort  Collins,  Colorado,  Land  Use        Created:  2021-­‐04-­‐15  13:25:55  [EST]   (Supp.  No.  58,  Update  2)     Page  25  of  60   DIVISION  2.3  OVERALL  DEVELOPMENT  PLAN   2.3.1  Purpose  and  Applicability   The  purpose  and  applicability  of  an  overall  development  plan  is  contained  in  Subsection  2.1.3(B).     2.3.2  Overall  Development  Plan  Review  Procedures   An  overall  development  plan  shall  be  processed  according  to,  in  compliance  with  and  subject  to  the  provisions   contained  in  Division  2.1  and  Steps  1  through  12  of  the  Common  Development  Review  Procedures  (Sections  2.2.1   through  2.2.12,  inclusive)  as  follows:     (A)  Step  1  (Conceptual  Review):  Applicable.     (B)  Step  2(Neighborhood  Meeting):  Applicable.     (C)  Step  3(Development  Application  Submittal):  All  items  or  documents  required  for  overall  development   plans  as  described  in  the  development  application  submittal  master  list  shall  be  submitted.  The   Director  may  waive  or  modify  the  foregoing  submittal  requirements  if,  given  the  facts  and   circumstances  of  the  specific  application,  a  particular  requirement  would  either  be  irrelevant,   immaterial,  redundant  or  otherwise  unnecessary  for  the  full  and  complete  review  of  the  application.     (D)  Step  4(Review  of  Applications):  Applicable.     (E)  Step  5(Staff  Report):  Applicable.     (F)  Step  6  (Notice):  Applicable.     (G)  Step  7(A)  (Decision  Maker):  All  overall  development  plans  will  be  processed  as  Type  2  reviews.     Step  7(B)—(G)  (Conduct  of  Public  Hearing,  Order  of  Proceedings  at  Public  Hearing,  Decision  and   Findings,  Notification  to  Applicant,  Record  of  Proceedings,  Recording  of  Decisions  and  Plats):   Applicable.     (H)  Step  8  (Standards):  Applicable.  An  overall  development  plan  shall  comply  with  the  following  criteria:     (1)  The  overall  development  plan  shall  be  consistent  with  the  permitted  uses  and  applicable  zone   district  standards  (Article  4)  of  all  zone  districts  contained  within  the  boundaries  of  the  overall   development  plan.  The  plan  shall  also  be  consistent  with  any  zone  district  standards  (Article  4)   and  general  development  standards  (Article  3)  that  can  be  applied  at  the  level  of  detail  required   for  an  overall  development  plan  submittal.  Only  one  (1)  application  for  an  overall  development   plan  for  any  specific  parcel  or  portion  thereof  may  be  pending  for  approval  at  any  given  time.   Such  application  shall  also  be  subject  to  the  provisions  for  delay  set  out  in  Section  2.2.11.     (2)  The  overall  development  plan  shall  be  consistent  with  the  required  density  range  of  residential   uses  (including  lot  sizes  and  housing  types)  with  regard  to  any  land  which  is  part  of  the  overall   development  plan  and  which  is  included  in  the  following  districts:     (a)  The  Rural  Land  District  (R-­‐U-­‐L).  Section  4.1(D)(1).     (b)  The  Urban  Estate  District  (U-­‐E).  See  Section  4.2(D)(1).     (c)  The  Residential  Foothills  District  (R-­‐F).  See  Section  4.3(D)(1).                  Created:  2021-­‐04-­‐15  13:25:55  [EST]   (Supp.  No.  58,  Update  2)     Page  26  of  60   (d)  The  Low  Density  Mixed-­‐Use  Neighborhood  District  (L-­‐M-­‐N).  See  Section  4.5(D)(1).     (e)  The  Medium  Density  Mixed-­‐Use  Neighborhood  District  (M-­‐M-­‐N).  See  Section  4.6(D)(1).     (f)  The  High  Density  Mixed-­‐Use  Neighborhood  District  (H-­‐M-­‐N).  See  Section  4.10(D)(1).     (g)  The  Manufactured  Housing  District  (M-­‐H).  See  Section  4.11(D)(1).     (h)  The  Community  Commercial  -­‐  North  College  District  (C-­‐C-­‐N).  See  Section  4.19(D)(1).     (i)  The  Harmony  Corridor  District  (H-­‐C).  See  Section  4.26(D)(4).     (j)  The  Employment  District  (E).  See  Section  4.27(D)(5).     (3)  The  overall  development  plan  shall  conform  to  the  Master  Street  Plan  requirements  and  the   street  pattern/connectivity  standards  both  within  and  adjacent  to  the  boundaries  of  the  plan  as   required  pursuant  to  Sections  3.6.1  and  3.6.3(A)  through  (F).  The  overall  development  plan  shall   identify  appropriate  transportation  improvements  to  be  constructed  and  shall  demonstrate  how   the  development,  when  fully  constructed,  will  conform  to  the  Transportation  Level  of  Service   Requirements  as  contained  in  Section  3.6.4  by  submittal  of  a  Master  Level  Transportation  Impact   Study.     (4)  The  overall  development  plan  shall  provide  for  the  location  of  transportation  connections  to   adjoining  properties  in  such  manner  as  to  ensure  connectivity  into  and  through  the  overall   development  plan  site  from  neighboring  properties  for  vehicular,  pedestrian  and  bicycle   movement,  as  required  pursuant  to  Section  3.6.3(F)  and  Section  3.2.2(C)(6).     (5)  The  overall  development  plan  shall  show  the  general  location  and  approximate  size  of  all  natural   areas,  habitats  and  features  within  its  boundaries  and  shall  indicate  the  applicant's  proposed   rough  estimate  of  the  natural  area  buffer  zones  as  required  pursuant  to  Section  3.4.1(E).     (6)  The  overall  development  plan  shall  be  consistent  with  the  appropriate  Drainage  Basin  Master   Plan.     (7)  Any  standards  relating  to  housing  density  and  mix  of  uses  will  be  applied  over  the  entire  overall   development  plan,  not  on  each  individual  project  development  plan  review.     (I)  Step  9  (Conditions  of  Approval):  Applicable.     (J)  Step  10  (Amendments):  Applicable.     (K)  Step  11  (Lapse):  Applicable.     (L)  Step  12  (Appeals):  Applicable.     (Ord.  No.  228,  1998  §§5,  6,  12/15/98;  Ord.  No.  41,  1999  §1,  3/16/99;  Ord.  No.  99,  1999  §5,  6/15/99;  Ord.  No.  107,   2001  §§6,  7,  6/19/01;  Ord.  No.  173,  2003  §§4,  5,  12/16/03;  Ord.  No.  131,  2006  §§3—5,  9/19/06;  Ord.  No.  120,   2011  §7,  9/20/2011;  Ord.  No.  086,  2014  §§11,  12,  7/1/14;  Ord.  No.  100,  2020  ,  §3,  8/18/20)   DIVISION  2.4  PROJECT  DEVELOPMENT  PLAN   2.4.1  Purpose  and  Applicability   The  purpose  and  applicability  of  a  project  development  plan  is  contained  in  Section  2.1.3(C).                  Created:  2021-­‐04-­‐15  13:25:56  [EST]   (Supp.  No.  58,  Update  2)     Page  27  of  60   2.4.2  Project  Development  Plan  Review  Procedures   A  project  development  plan  shall  be  processed  according  to,  in  compliance  with  and  subject  to  the  provisions   contained  in  Division  2.1  and  Steps  1  through  12  of  the  Common  Development  Review  Procedures  (Sections  2.2.1   through  2.2.12,  inclusive)  as  follows:     (A)  Step  1  (Conceptual  Review):  Applicable,  only  if  the  project  development  plan  is  not  subject  to  an   overall  development  plan.     (B)  Step  2(Neighborhood  Meeting):  Applicable.     (C)  Step  3(Development  Application  Submittal):  All  items  or  documents  required  for  project  development   plans  as  described  in  the  development  application  submittal  master  list  shall  be  submitted.  The   Director  may  waive  or  modify  the  foregoing  submittal  requirements  if,  given  the  facts  and   circumstances  of  the  specific  application,  a  particular  requirement  would  either  be  irrelevant,   immaterial,  redundant  or  otherwise  unnecessary  for  the  full  and  complete  review  of  the  application.     (D)  Step  4(Review  of  Applications):  Applicable.     (E)  Step  5(Staff  Report):  Applicable.     (F)  Step  6  (Notice):  Applicable.     (G)  Step  7(A)  (Decision  Maker):  Applicable  as  follows:     (1)  Administrative  review  (Type  1  review)  applies  to  a  project  development  plan  that  satisfies  all  of   the  following  conditions:     (a)  it  was  submitted  after  the  effective  date  of  this  Land  Use  Code  and  is  subject  to  the   provisions  of  this  Land  Use  Code;  and     (b)  it  contains  only  permitted  uses  subject  to  administrative  review  as  listed  in  the  zone  district   (set  forth  in  Article  4,  District  Standards)  in  which  it  is  located.     (2)  Planning  and  Zoning  Board  review  (Type  2  review)  applies  to  a  project  development  plan  that   does  not  satisfy  all  of  the  conditions  in  (1),  above.     Step  7(B)-­‐(G)  (Conduct  of  Public  Hearing,  Order  of  Proceedings  at  Public  Hearing,  Decision  and   Findings,  Notification  to  Applicant,  Record  of  Proceedings,  Recording  of  Decisions  and  Plats):   Applicable.     (H)  Step  8  (Standards):  Applicable.  A  project  development  plan  shall  comply  with  all  General  Development   Standards  applicable  to  the  development  proposal  (Article  3)  and  the  applicable  District  Standards   (Article  4);  and,  when  a  project  development  plan  is  within  the  boundaries  of  an  approved  overall   development  plan  or  PUD  Overlay,  the  project  development  plan  shall  be  consistent  with  the  overall   development  plan  or  PUD  Master  Plan  associated  with  such  PUD  Overlay.  Only  one  (1)  application  for  a   project  development  plan  for  any  specific  parcel  or  portion  thereof  may  be  pending  for  approval  at  any   given  time.  Such  application  shall  also  be  subject  to  the  provisions  for  delay  set  out  in  Section  2.2.11.     (I)  Step  9  (Conditions  of  Approval):  Applicable.     (J)  Step  10  (Amendments):  Applicable.     (K)  Step  11  (Lapse):  Applicable.     (L)  Step  12  (Appeals):  Applicable.     (Ord.  No.  192,  2006  §1,  12/19/06;  Ord.  No.  120,  2011  §8,  9/20/2011;  Ord.  No.  086,  2014  §13,  7/1/14;  Ord.  No.   091,  2018  ,  §9,  7/17/18)   ARTICLE  2  -­‐  ADMINISTRATION   DIVISION  2.5  FINAL  PLAN         Fort  Collins,  Colorado,  Land  Use        Created:  2021-­‐04-­‐15  13:25:56  [EST]   (Supp.  No.  58,  Update  2)     Page  28  of  60   DIVISION  2.5  FINAL  PLAN   2.5.1  Purpose  and  Applicability   The  purpose  and  applicability  of  a  final  plan  is  contained  in  Section  2.1.3(D).     2.5.2  Final  Plan  Review  Procedures   A  final  plan  may  only  be  submitted  after  approval  of  a  project  development  plan  for  the  subject  property  or   concurrently  with  a  project  development  plan  for  the  subject  property.  For  consolidated  applications  for  a  project   development  plan  and  a  final  plan,  the  applicant  shall  follow  both  the  project  development  plan  and  final   development  plan  review  procedures.     A  final  plan  shall  be  processed  according  to,  in  compliance  with  and  subject  to  the  provisions  contained  in  Division   2.1  and  Steps  1  through  12  of  the  Common  Development  Review  Procedures  (Sections  2.2.1  through  2.2.12,   inclusive)  as  follows:     (A)  Step  1  (Conceptual  Review):  Not  applicable.     (B)  Step  2(Neighborhood  Meeting):  Not  applicable.     (C)  Step  3(Development  Application  Submittal):  All  items  or  documents  required  for  final  plans  as   described  in  the  development  application  submittal  master  list  shall  be  submitted.  The  Director  may   waive  or  modify  the  foregoing  submittal  requirements  if,  given  the  facts  and  circumstances  of  the   specific  application,  a  particular  requirement  would  either  be  irrelevant,  immaterial,  redundant  or   otherwise  unnecessary  for  the  full  and  complete  review  of  the  application.     (D)  Step  4(Review  of  Applications):  Applicable.     (E)  Step  5(Staff  Report):  Not  applicable.     (F)  Step  6  (Notice):  Not  applicable.     (G)  Step  7(A)—(C)  (Decision  Maker,  Conduct  of  Public  Hearing,  Order  of  Proceeding  at  Public  Hearing):  Not   applicable,  and  in  substitution  therefor,  the  Director  is  hereby  authorized  to,  and  shall,  review,   consider  and  approve,  approve  with  conditions  or  deny  the  development  application  for  a  final  plan   based  on  its  consistency  with  a  valid  project  development  plan  for  the  subject  property  and  its   compliance  with  all  of  the  standards  established  in  Step  8  of  this  Section.  The  Director  may,  but  is  not   obligated  to,  confer  or  meet  with  the  applicant  or  other  city  staff  to  obtain  clarification  or  explanation,   gain  understanding,  suggest  revision,  or  otherwise  discuss  or  learn  about  the  development  proposal   and  final  plan,  all  for  the  purpose  of  ensuring  a  fully  consistent  and  compliant  final  plan.     Step  7(D)  (Decision  and  Findings):  Not  applicable,  except  that  Step  7(D)(3)  shall  apply.     Step  7(E)  (Notification  to  Applicant):  Applicable.     Step  7(F)  (Record  of  Proceedings):  Not  applicable,  except  that  Step  7(F)(2)  shall  apply.     Step  7(G)  (Recording  of  Decisions  and  Plats):  Applicable.     (H)  Step  8  (Standards):  Applicable.  A  final  plan  shall  comply  with  the  General  Development  Standards   applicable  to  the  development  proposal  (Article  3)  and  the  applicable  District  Standards  (Article  4);  and   a  final  plan  shall  be  consistent  with  the  project  development  plan.                  Created:  2021-­‐04-­‐15  13:25:56  [EST]   (Supp.  No.  58,  Update  2)     Page  29  of  60   (I)  Step  9  (Conditions  of  Approval):  Applicable.     (J)  Step  10  (Amendments):  Applicable.     (K)  Step  11  (Lapse):  Applicable.     (L)  Step  12  (Appeals):  Not  applicable.  The  Director's  decision  shall  be  final  and  no  appeals  of  the  Director's   decision  will  be  allowed;  however,  the  Director  may  refer  the  decision  to  the  Planning  and  Zoning   Board  when  the  Director  is  in  doubt  as  to  the  compliance  and  consistency  of  the  final  plan  with  the   approved  project  development  plan.  If  the  Director  refers  the  decision  to  the  Planning  and  Zoning   Board,  the  decision  of  the  Planning  and  Zoning  Board  shall  be  final  and  shall  not  be  appealable  to  the   City  Council,  notwithstanding  any  provision  of  the  City  Code  to  the  contrary.     (Ord.  No.  086,  2014  §14,  7/1/14)   DIVISION  2.6  STOCKPILING  PERMITS  AND  DEVELOPMENT  CONSTRUCTION   PERMITS   2.6.1  Purpose   (A)  A  stockpiling  permit  is  required  in  order  to  regulate  the  placement  of  fill  dirt  on  properties  not  covered  by  a   site  specific  development  plan,  to  protect  against  adverse  impacts  to  floodplains,  drainage  systems,  natural   areas,  wildlife  habitat,  wetlands  or  other  areas  of  public  interest,  and  to  assure  that  public  nuisances  will  not   be  created  by  the  stockpiling  activities.     (B)  A  Development  Construction  Permit  is  required  in  order  to  coordinate  the  transition  from  completion  of  the   development  review  process  to  the  construction  process.     (Ord.  No.  177,  1998  §1,  10/20/98;  Ord.  No.  59,  2000  §7,  6/6/00)   2.6.2  Applicability   (A)  A  stockpiling  permit  shall  be  required  for  stockpiling  soil  or  similar  inorganic  material  upon  property  that  is   not  subject  to  the  provisions  of  a  valid  development  construction  permit.     (B)  A  Development  Construction  Permit  shall  be  required  for  all  development  that  is  required  to  construct  public   infrastructure  improvements  that,  upon  completion,  will  be  owned  or  maintained  by  the  City.     (Ord.  No.  177,  1998  §1,  10/20/98;  Ord.  No.  59,  2000  §7,  6/6/00;  Ord.  No.  183,  2000  §7,  12/19/00;  Ord.  No.  051,   2012  §5,  7/17/12)   2.6.3  Stockpiling  Permit  and  Development  Construction  Permit  Review  Procedures   An  application  for  a  Stockpiling  Permit  or  a  Development  Construction  Permit  shall  be  processed  according  to,  in   compliance  with  and  subject  to  the  provisions  contained  in  Division  2.1  and  Steps  (1)  through  (12)  of  the  Common   Development  Review  Procedures  (Sections  2.2.1  through  2.2.12,  inclusive),  as  follows:     (A)  Step  1  (Conceptual  Review):  Not  applicable.     (B)  Step  2(Neighborhood  Meeting):  Not  applicable.                  Created:  2021-­‐04-­‐15  13:25:56  [EST]   (Supp.  No.  58,  Update  2)     Page  30  of  60   (C)  Step  3(A)  (Development  Application  Forms):  Not  applicable,  and  in  substitution  therefor,  all   applications  for  Stockpiling  Permits  or  Development  Construction  Permits  shall  be  in  a  form  established   by  the  City  Engineer  and  made  available  to  the  public.     Step  3(B)  (Consolidated  Development  Applications  and  Review):  Not  applicable.     Step  3(C)  (Development  Application  Contents):  Applicable.     Step  3(D)  (Submittal  Hearing  Date  Schedule):  Not  applicable.     Step  3(E)  (Development  Review  Fees  -­‐  Stockpiling  Permit):  Applicable.     Step  3(E)  (Development  Review  Fees  -­‐  Development  Construction  Permit):  Not  applicable,  and  in   substitution  therefor,  the  applicant  for  a  Development  Construction  Permit  shall  remit  to  the  City  an   application  fee  and  a  construction  inspection  fee  in  the  amounts  as  are  authorized  to  be  established   pursuant  to  Chapter  7.5,  Article  I  of  the  City  Code.     (D)  Step  4(Review  of  Applications):  Applicable  except  that  the  term  "City  Engineer"  shall  be  substituted  for   the  term  "Director."     (E)  Step  5(Staff  Report):  Not  applicable.     (F)  Step  6  (Notice):  Not  applicable.     (G)  Step  7  (Public  Hearing  -­‐  Stockpiling  Permit):  Not  applicable,  and  in  substitution  therefor,  an  application   for  a  Stockpiling  Permit  shall  be  processed,  reviewed,  considered  and  approved,  approved  with   modifications  or  denied  by  the  City  Engineer  based  on  its  compliance  with  the  City  Code  and  all   regulations  related  to  such  permit  adopted  by  the  City  by  reference  or  otherwise,  as  amended,   including,  without  limitation,  the  erosion  control  standards  as  contained  in  the  Stormwater  Design   Criteria  and  Construction  Standards  Manual.     Step  7  (Public  Hearing  -­‐  Development  Construction  Permit):  Not  applicable,  and  in  substitution   therefor,  an  application  for  a  Development  Construction  Permit  shall  be  processed,  reviewed,   considered  and  approved,  approved  with  modifications  or  denied  by  the  City  Engineer  based  on  its   compliance  with  the  Site  Specific  Development  Plan,  the  City  Code  and  all  regulations  related  to  such   permit  adopted  by  the  City  by  reference  or  otherwise,  as  amended.     (H)  Step  8  (Standards  -­‐  Stockpiling  Permit):  Not  applicable,  and  in  substitution  therefor,  an  application  for  a   Stockpiling  Permit  shall  be  reviewed  for  compliance  with  the  City  Code  and  all  regulations  related  to   such  permit  adopted  by  the  city  by  reference  or  otherwise,  as  amended,  including,  without  limitation,   the  erosion  control  standards  as  contained  in  the  Stormwater  Criteria  Manual  and  the  dust  control   measures  contained  in  the  Dust  Control  Manual  to  the  extent  required  therein.     Step  8  (Standards  -­‐  Development  Construction  Permit):  Not  applicable,  and  in  substitution  therefor,  an   application  for  a  Development  Construction  Permit  shall  be  reviewed  for  compliance  with  the  Site   Specific  Development  Plan,  the  City  Code  and  all  regulations  related  to  such  permit  adopted  by  the  city   by  reference  or  otherwise  as  amended,  including,  without  limitation,  the  erosion  control  standards  as   contained  in  the  Stormwater  Criterial  Manual  and  the  dust  control  measures  contained  in  the  Dust   Control  Manual  to  the  extent  required  therein.     (I)  Step  9  (Conditions  of  Approval):  Applicable.     (J)  Step  10  (Amendments):  Not  applicable,  and  in  substitution  therefor,  amendments  to  Stockpiling   Permits  or  Development  Construction  Permits  may  be  authorized  by  the  City  Engineer  only  as  allowed   under  the  Stockpiling  Permit  or  Development  Construction  Permit  regulations  adopted  by  the  city  by   reference  or  otherwise,  as  amended,  provided  that  the  amended  Stockpiling  Permit  or  Development   Construction  Permit  remains  in  compliance  with  the  applicable  standards.                  Created:  2021-­‐04-­‐15  13:25:56  [EST]   (Supp.  No.  58,  Update  2)     Page  31  of  60   (K)  Step  11  (Lapse  -­‐  Stockpiling  Permits):  Not  applicable,  and  in  substitution  therefor,  a  Stockpiling  Permit   shall  be  subject  to  the  following  lapse  and  extension  provisions:     (1)  Term  of  permit.  All  Stockpiling  Permit  activity  shall  be  commenced  and  completed  within  thirty   (30)  days  of  issuance  of  the  Stockpiling  Permit  unless  a  longer  term  of  permit  is  established  by   the  City  Engineer  upon  issuance  of  the  permit.     (2)  Extensions.  The  applicant  for  a  Stockpiling  Permit  may  apply  for  an  extension  of  the  term  of  such   permit  if  such  application  is  filed  with  the  City  Engineer  at  least  two  (2)  working  days  prior  to  the   permit  expiration  date.  Such  application  shall  contain  good  and  sufficient  reasons  as  to  why  an   extension  is  necessary.  For  good  cause  shown,  the  City  Engineer  may  approve  an  extension   application  that  has  been  timely  filed;  provided,  however,  that  no  extension  shall  be  granted  for   a  term  in  excess  of  thirty  (30)  days,  and  no  extension  shall  be  granted  which,  in  the  judgment  of   the  City  Engineer,  would  be  detrimental  to  the  public  health,  safety  or  welfare.     Step  11  (Lapse  -­‐  Development  Construction  Permit):  Not  applicable,  and  in  substitution  therefor,  a   Development  Construction  Permit  shall  be  subject  to  the  following  lapse  and  extension  provisions:     (1)  Prior  to  commencement  of  construction.  If  construction  has  not  commenced  within  sixty  (60)   days  from  the  date  of  issuance  of  the  Development  Construction  Permit,  such  permit  shall  expire,   and  all  fees  paid  therefor  shall  be  forfeited.     (2)  Following  commencement  of  construction.  If  construction  has  timely  commenced,  the   Development  Construction  Permit  shall  expire  upon  the  passage  of  one  (1)  year  from  the  date  of   issuance  thereof.     (3)  Extensions.  The  applicant  for  a  Development  Construction  Permit  may  apply  for  an  extension  of   the  term  of  such  permit  if  such  application  is  filed  with  the  City  Engineer  at  least  two  (2)  weeks   prior  to  the  permit  expiration  date.  Such  application  shall  contain  good  and  sufficient  reasons  as   to  why  an  extension  is  necessary;  and,  for  good  cause  shown,  the  City  Engineer  may  grant   extensions;  provided,  however,  that  no  extension  shall  be  granted  for  a  term  in  excess  of  six  (6)   months,  and  no  extension  shall  be  granted  which,  in  the  judgment  of  the  City  Engineer,  would  be   detrimental  to  the  public  health,  safety  or  welfare.     (L)  Step  12  (Appeals):  Not  applicable,  and  in  substitution  therefor,  appeals  of  any  final  decision  of  the  City   Engineer  on  a  Stockpiling  Permit  or  a  Development  Construction  Permit  application  shall  be  in   accordance  with  Division  2.11;  provided,  however,  that  such  appeals  may  be  filed  only  by  persons  who   possess  a  legal  or  equitable  interest  in  the  specific  real  property  which  is  the  subject  of  the  decision.     (Ord.  No.  177,  1998  §1,  10/20/98;  Ord.  No.  59,  2000  §7,  6/6/00;  Ord.  No.  086,  2014  §15,  7/1/14;  Ord.  No.  045,   2015,  §2,  5/3/16  )   DIVISION  2.7  BUILDING  PERMITS   2.7.1  Purpose   A  Building  Permit  Application  is  required  in  order  to  review,  consider,  approve,  approve  with  modifications  or  deny   a  request  for  permission  to  erect,  move,  place,  alter  or  demolish  a  building  or  structure  based  on  the  standards   referenced  in  step  8  of  this  section.     (Ord.  No.  177,  1998  §1,  10/20/98)                Created:  2021-­‐04-­‐15  13:25:56  [EST]   (Supp.  No.  58,  Update  2)     Page  32  of  60   2.7.2  Applicability   Application  for  a  building  permit  may  be  made  at  any  time.  a  building  permit  may  be  issued  only  after  a  site   specific  development  plan  has  been  approved  for  the  property  upon  which  the  proposed  principal  building  or   structure  is  to  be  erected.  the  building  permit  is  the  only  authorization  under  which  a  building  or  structure  may  be   constructed,  moved,  placed,  altered  or  demolished,  with  some  exceptions,  such  as  fences  and  certain  types  of   storage  sheds.     (Ord.  No.  177,  1998  §1,  10/20/98)   2.7.3  Building  Permit  Review  Procedures   An  application  for  a  Building  Permit  shall  be  processed  according  to,  in  compliance  with,  and  subject  to  the   provisions  contained  in  Division  2.1  and  Steps  1  through  12  of  the  Common  Development  Review  Procedures   (Section  2.2.1  through  2.2.12,  inclusive),  as  follows:     (A)  Step  1  (Conceptual  Review):  Not  applicable.     (B)  Step  2(Neighborhood  Meeting):  Not  applicable.     (C)  Step  3(A)  (Development  Application  Forms):  Applicable.     Step  3(B)  (Consolidated  Development  Applications  and  Review):  Not  applicable.     Step  3(C)  (Development  Application  Contents):  Not  Applicable,  and  in  substitution  therefor,  an   application  for  a  Building  Permit  shall  be  submitted  to  the  Building  and  Zoning  Director  for  review  and   determination.  An  application  for  a  Building  Permit  shall  include  all  items,  materials  and  documents   that  are  required  by  the  adopted  International  Building  Code.     Step  3(D)  (Development  Review  Fees):  Applicable.     (D)  Step  4(Review  of  Applications):  Not  applicable.     (E)  Step  5(Staff  Report):  Not  applicable.     (F)  Step  6  (Notice):  Not  applicable.     (G)  Step  7  (Public  Hearing):  Not  applicable,  and  in  substitution  therefor,  an  application  for  a  Building   Permit  shall  be  processed,  reviewed,  considered  and  approved,  approved  with  modifications,  or  denied   by  the  Building  and  Zoning  Director  based  on  its  compliance  with  the  site  specific  development  plan,   the  City  Code  and  all  regulations  related  to  such  permit  adopted  by  the  city  by  reference  or  otherwise,   as  amended.     (H)  Step  8  (Standards):  Not  applicable,  and  in  substitution  therefor,  an  application  for  a  Building  Permit   shall  be  reviewed  for  compliance  with  the  site  specific  development  plan,  the  City  Code  and  all   regulations  related  to  such  permit  adopted  by  the  city  by  reference  or  otherwise,  as  amended;  and  if   the  Building  Permit  is  for  the  enlargement  of  a  building  and/or  for  the  expansion  of  facilities,   equipment  or  structures  regulated  under  the  provisions  of  Division  1.6,  such  application  shall  also   comply  with  Division  1.6.     (I)  Step  9  (Conditions  of  Approval):  Applicable.     (J)  Step  10  (Amendments):  Not  applicable,  and  in  substitution  therefor,  amendments  to  Building  Permits   may  be  authorized  by  the  Building  and  Zoning  Director  only  as  allowed  under  the  building  regulations   adopted  by  the  city  by  reference  or  otherwise,  as  amended,  provided  that  the  amended  Building   Permit  remains  in  compliance  with  the  applicable  standards.                  Created:  2021-­‐04-­‐15  13:25:56  [EST]   (Supp.  No.  58,  Update  2)     Page  33  of  60   (K)  Step  11  (Lapse):  Not  applicable,  and  in  substitution  therefor,  a  Building  Permit  shall  expire  six  (6)   months  after  the  date  that  such  Building  Permit  was  issued  unless  properly  acted  upon  in  accordance   with  the  provisions  of  the  Uniform  Building  Code,  as  amended.  One  (1)  six-­‐month  extension  may  be   granted  by  the  Building  and  Zoning  Director.     (L)  Step  12  (Appeals):  Not  applicable,  and  in  substitution  therefor,  appeals  of  any  final  decision  of  the   Building  and  Zoning  Director  on  a  Building  Permit  application  shall  be  in  accordance  with  Division  2.11;   provided,  however,  that  such  appeals  may  be  filed  only  by  persons  who  possess  a  legal  or  equitable   interest  in  the  specific  real  property  which  is  the  subject  of  the  decision,  or  who  own  or  reside  on  real   property  any  part  of  which  is  located  within  five  hundred  (500)  feet  of  the  specific  real  property  which   is  the  subject  of  the  decision.  Notwithstanding  the  foregoing,  appeals  pertaining  to  the  application  and   enforcement  of  the  International  Building  Code  (as  adopted  and  amended  by  the  city)  shall  be   processed  in  accordance  with  Section  5-­‐27(1)  of  the  City  Code.     (Ord.  No.  90,  1998,  5/19/98;  Ord.  No.  177,  1998  §1,  10/20/98;  Ord.  No.  228,  1998  §§7—9,  12/15/98;  Ord.  No.  049,   2008  §2,  5/20/08;  Ord.  No.  089,  2014  §§16,  17,  7/1/14;  Ord.  No.  045,  2015,  §3,  5/3/16  )   DIVISION  2.8  MODIFICATION  OF  STANDARDS   2.8.1  Purpose  and  Applicability   The  decision  maker  is  empowered  to  grant  modifications  to  the  General  Development  Standards  contained  in   Article  3  and  the  Land  Use  Standards  and  Development  Standards  contained  in  Article  4  and  any  separation  or   proximity  standards  that  are  established  as  a  specific  measurement  of  distance  in  the  District  Permitted  Uses   contained  in  Article  4,  either  for:  (1)  overall  development  plans,  project  development  plans,  and/or  applications   subject  to  basic  development  review  that  are  pending  approval  at  the  time  that  the  request  for  proposed   modification  is  filed;  (2)  overall  development  plans  and/or  project  development  plans  which  the  applicant  intends   to  file,  provided  that  such  plans  are  in  fact  filed  with  the  Director  as  development  applications  within  one  (1)  year   following  the  determination  of  the  decision  maker  on  the  request  for  the  proposed  modification;  (3)  development   plans  approved  under  the  Land  Use  Code  or  prior  law  and  which  are  sought  to  be  amended  (either  as  a  minor  or   major  amendment)  pursuant  to  Section  2.2.10.  This  modification  of  standards  process  shall  not  apply  so  as  to   allow  any  modification  of  the  requirements  contained  in  Division  4.29  of  this  Code.     (Ord.  No.  90,  1998,  5/19/98;  Ord.  No.  177,  1998  §1,  10/20/98;  Ord.  No.  41,  1999  §2,  3/16/99;  Ord.  No.  165,  1999   §11,  11/16/99;  Ord.  No.  173,  2003  §6,  12/16/03;  Ord.  No.  024,  2013  §3,  2/26/13;  Ord.  No.  104,  2019  ,  §2,  9/3/19)   2.8.2  Modification  Review  Procedures   A  request  for  modification  to  the  standards  shall  be  processed  according  to,  in  compliance  with  and  subject  to  the   provisions  contained  in  Division  2.1  and  Steps  1  through  12  of  the  Common  Development  Review  Procedures   (Sections  2.2.1  through  2.2.12,  inclusive)  as  set  forth  below.  Once  a  modification  is  approved,  it  shall  be  controlling   for  the  successive,  timely  filed,  development  applications  for  that  particular  development  proposal  only  to  the   extent  that  it  modifies  the  standards  pertaining  to  such  plan.     (A)  Step  1  (Conceptual  Review):  Applicable.     (B)  Step  2(Neighborhood  Meeting):  Not  applicable.     (C)  Step  3(Development  Application  Submittal):  All  items  or  documents  required  for  a  Modification  of   Standards  as  described  in  the  development  application  submittal  master  list  shall  be  submitted.  The   Director  may  waive  or  modify  the  foregoing  submittal  requirements  if,  given  the  facts  and                Created:  2021-­‐04-­‐15  13:25:56  [EST]   (Supp.  No.  58,  Update  2)     Page  34  of  60   circumstances  of  the  specific  application,  a  particular  requirement  would  either  be  irrelevant,   immaterial,  redundant  or  otherwise  unnecessary  for  the  full  and  complete  review  of  the  application.     (D)  Step  4(Review  of  Applications):  Applicable.     (E)  Step  5(Staff  Report):  Applicable.     (F)  Step  6  (Notice):  Section  2.2.6(A),  (B)  and  (C)  apply.  Section  2.2.6(D)  shall  not  apply.     (G)  Step  7(A)  (Decision  Maker):  Applicable,  and  in  explanation  thereof  and  in  addition  thereto,  if  an  application   for  a  modification  of  standards  pertains  to  a  minor  amendment  or  a  development  plan  that  is  subject  to   administrative  review  or  basic  development  review,  the  Director  shall  be  the  designated  decision  maker,   except  that,  at  the  option  of  the  applicant,  the  application  may  be  considered  by  the  Planning  and  Zoning   Board;  and  if  an  application  for  a  modification  of  standards  pertains  to  a  development  plan  which  is  subject   to  Planning  and  Zoning  Board  review,  the  Planning  and  Zoning  Board  shall  be  the  designated  decision  maker.   If  the  application  is  for  a  modification  of  standards  pertaining  to  a  development  plan  previously  approved   under  prior  law  or  not  yet  filed,  the  Director  shall  determine  whether  such  development  plan  would  have   been,  or  will  be,  subject  to  administrative  review  or  Planning  and  Zoning  Board  review  and  shall  identify  the   decision  maker  accordingly.  In  all  cases,  the  decision  maker  shall  review,  consider  and  approve,  approve  with   conditions  or  deny  an  application  for  a  modification  of  standards  based  on  its  compliance  with  all  of  the   standards  contained  in  Step  8.     Step  7(B)—(G)(1)  (Conduct  of  Public  Hearing,  Order  of  Proceedings  at  Public  Hearing,  Decision  and   Findings,  Notification  to  Applicant,  Record  of  Proceedings,  Recording  of  Decisions  and  Plats,  Filing  with   City  Clerk):  Applicable.     Step  7(G)(2)  (Final  Plats  Recorded  with  County  Clerk  and  Recorder):  Not  applicable.     (H)  Step  8  (Standards):  Applicable,  and  the  decision  maker  may  grant  a  modification  of  standards  only  if  it   finds  that  the  granting  of  the  modification  would  not  be  detrimental  to  the  public  good,  and  that:     (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.                  Created:  2021-­‐04-­‐15  13:25:56  [EST]   (Supp.  No.  58,  Update  2)     Page  35  of  60   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).     (I)  Step  9  (Conditions  of  Approval):  Applicable.     (J)  Step  10  (Amendments):  Not  Applicable.     (K)  Step  11  (Lapse):  All  Modifications  of  Standards  which  apply  to  a  pending  development  plan  or  a   development  plan  which  is  timely  filed  in  accordance  with  the  provisions  of  Section  2.8.1  shall  be  valid   in  accordance  with  the  lapse  provisions  contained  in  Section  2.2.11.  All  Modifications  of  Standards   which  apply  to  a  development  plan  which  has  not  been  filed  in  accordance  with  the  provisions  of   Section  2.8.1  shall  be  valid  for  a  period  of  time  not  to  exceed  one  (1)  year  following  the  determination   of  the  decision  maker  on  the  request  for  the  proposed  modification.     (L)  Step  12  (Appeal):  Applicable.     (Ord.  No.  177,  1998  §1,  10/20/98;  Ord.  No.  41,  1999  §2,  3/16/99;  Ord.  No.  37,  2000,  4/18/00;  Ord.  No.  59,  2000   §8,  6/6/00;  Ord.  No.  107,  2001  §8,  6/19/01;  Ord.  No.  173,  2003  §6,  12/16/03;  Ord.  No.  091,  2004  §4,  6/15/04;  Ord.   No.  070,  2005  §§2,  3,  7/5/05;  Ord.  No.  086,  2014  §18,  7/1/14;  Ord.  No.  104,  2019  ,  §2,  9/3/19)   DIVISION  2.9  AMENDMENT  TO  TEXT  OF  CODE  AND/OR  ZONING  MAP   2.9.1  Purpose   The  purpose  of  this  division  is  to  provide  requirements  for  changing  the  text  of  this  code  or  the  boundaries  of  the   zone  districts  shown  on  the  zoning  map.     (Ord.  No.  177,  1998  §1,  10/20/98)   2.9.2  Applicability   Any  and  all  amendments  to  the  text  of  this  code  and  any  and  all  changes  to  the  zoning  map  must  be  processed  in   accordance  with  this  division.  only  the  Council  may,  after  recommendation  of  the  Planning  And  Zoning  Board,   adopt  an  ordinance  amending  the  text  of  this  code  or  the  Zoning  Map  in  accordance  with  the  provisions  of  this   Division.     (Ord.  No.  177,  1998  §1,  10/20/98;  Ord.  No.  99,  1999  §2,  6/15/99;  Ord.  No.  107,  2001  §9,  6/19/01;  Ord.  No.  204,   2001  §7,  12/18/01;  Ord.  No.  161  §4,  12/20/05;  Ord.  No.  131,  2006  §5,  9/19/06;  Ord.  No.  051,  2012  §6,  7/17/12)   2.9.3  Initiation   (A)  Amendment  To  Zoning  Map.  An  amendment  to  the  Zoning  Map  may  be  proposed  by  the  Council,  the   Planning  And  Zoning  Board,  the  Director  or  the  owners  of  the  property  to  be  rezoned.     (B)  Text  Amendment.  An  amendment  to  the  text  of  this  Code  may  be  proposed  by  the  Planning  and  Zoning   Board  or  the  Director.     (Ord.  No.  90,  1998,  5/19/98;  Ord.  No.  177,  1998  §1,  10/20/98;  Ord.  No.  120,  2008,  10/21/08)                Created:  2021-­‐04-­‐15  13:25:56  [EST]   (Supp.  No.  58,  Update  2)     Page  36  of  60   2.9.4  Text  and  Map  Amendment  Review  Procedures   An  amendment  to  the  text  of  this  Code  or  an  amendment  to  the  Zoning  Map  may  be  approved  by  the  City  Council   by  ordinance  after  receiving  a  recommendation  from  the  Planning  and  Zoning  Board.  Any  such  proposed   amendment  shall  be  processed  through  a  public  hearing  before  the  Planning  and  Zoning  Board,  which  hearing  shall   be  held  either  prior  to  City  Council  consideration  of  the  proposed  amendment  or  between  first  and  second   readings  of  the  ordinance  approving  the  amendment  which  will  provide  a  recommendation  to  the  City  Council.   (See  Steps  1  through  12  below).  The  City  Clerk  shall  cause  the  hearing  by  the  City  Council  to  be  placed  on  the   agenda  for  a  future  City  Council  meeting;  and  the  public  hearing  before  the  City  Council  shall  be  held  after  at  least   fifteen  (15)  days'  notice  of  the  time,  date  and  place  of  such  hearing  and  the  subject  matter  of  the  hearing  and  the   nature  of  the  proposed  zoning  change  has  been  given  by  publication  in  a  newspaper  of  general  circulation  within   the  City.  On  a  proposal  for  a  text  amendment,  the  Planning  and  Zoning  Board  shall  hold  a  hearing,  which  hearing   shall  be  held  either  prior  to  City  Council  consideration  of  the  proposed  amendment  or  between  first  and  second   readings  of  the  ordinance  approving  the  amendment.  Notice  shall  be  given  as  required  for  ordinances  pursuant  to   the  City  Charter.  The  City  Council  shall  then  approve,  approve  with  conditions  or  deny  the  amendment  based  on  its   consideration  of  the  Staff  Report,  the  Planning  and  Zoning  Board  recommendation  and  findings  and  the  evidence   from  the  public  hearings,  and  based  on  the  amendment's  compliance  with  the  standards  and  conditions   established  in  this  Section.  In  the  event  that  a  protest  is  filed  under  the  provisions  of  Section  31-­‐23-­‐305,  C.R.S.,  any   protested  zoning  change  shall  not  become  effective  except  by  the  favorable  vote  of  a  simple  majority  of  the   Councilmembers  present  and  voting  as  provided  in  Article  II,  Section  11  of  the  City  Charter.  (See  Steps  8  and  9   below).     The  Planning  and  Zoning  Board  processing  of  the  proposed  amendment  shall  be  according  to,  in  compliance  with   and  subject  to  the  provisions  contained  in  Steps  1  through  12  of  the  Common  Development  Review  Procedures   (Sections  2.2.1  through  2.2.12,  inclusive)  as  follows:     (A)  Step  1  (Conceptual  Review):  Not  applicable.     (B)  Step  2(Neighborhood  Meeting):  Not  applicable,  except  that,  with  respect  to  a  quasi-­‐judicial  map   amendments  only,  the  Director  may  convene  a  neighborhood  meeting  to  present  and  discuss  a   proposal  of  known  controversy  and/or  significant  neighborhood  impacts.     (C)  Step  3(Development  Application  Submittal):  All  items  or  documents  required  for  amendments  to  the   text  of  this  Code  and/or  the  Zoning  Map  as  described  in  the  development  application  submittal  master   list  shall  be  submitted.  The  Director  may  waive  or  modify  the  foregoing  submittal  requirements  if,   given  the  facts  and  circumstances  of  the  specific  application,  a  particular  requirement  would  either  be   irrelevant,  immaterial,  redundant  or  otherwise  unnecessary  for  the  full  and  complete  review  of  the   application.     (D)  Step  4(Review  of  Applications):  Applicable.     (E)  Step  5(Staff  Report):  Applicable.     (F)  Step  6  (Notice):     (1)  Text  Amendments.  Not  applicable,  and  in  substitution  therefor,  notice  of  the  Planning  and  Zoning   Board  hearing  shall  be  given  in  accordance  with  Section  2-­‐72  of  the  City  Code.  (However,  for  text   amendments  proposed  pursuant  to  subsection  1.3.4(C),  subsection  2.2.6(C)  shall  apply,  and  in   addition  the  notice  shall  name  the  specific  proposed  new  use  [or  uses]  to  be  added  to  the  zone   district  list  of  permitted  uses.)     (2)  Zonings  or  Rezonings  of  No  More  Than  Six  Hundred  Forty  (640)  Acres  (Quasi-­‐judicial).  Subsection   2.2.6(A)  shall  apply  and  such  notices  shall  identify  the  proposed  new  zone  district(s),  as  well  as   the  uses  permitted  therein,  shall  indicate  whether  a  neighborhood  meeting  will  be  held  with                Created:  2021-­‐04-­‐15  13:25:56  [EST]   (Supp.  No.  58,  Update  2)     Page  37  of  60   regard  to  the  proposed  zoning  or  rezoning,  and  shall  inform  the  recipient  of  the  notice  of  the   name,  address  and  telephone  number  of  the  Director  to  whom  questions  may  be  referred  with   regard  to  such  zoning  change.  Subsections  2.2.6(B),  (C)  and  (D)  shall  apply,  and  the  published   notice  given  pursuant  to  subsection  2.2.6(C)  shall  provide  the  time,  date  and  place  of  the  hearing,   the  subject  matter  of  the  hearing  and  the  nature  of  the  proposed  zoning  change.     (3)  Zonings  or  Rezonings  of  More  Than  Six  Hundred  Forty  (640)  Acres  (Legislative).  Subsection   2.2.6(C)  shall  apply.  Subsections  2.2.6(A),  (B)  and  (D)  shall  not  apply.     (G)  Step  7(A)  (Decision  Maker):  P&Z  Review  applies.     Step  7(B)  (Conduct  of  Public  Hearing):  Applicable.     Step  7(C)  (Order  of  Proceedings  at  Public  Hearing):  Applicable.     Step  7(D)  (Decision  and  Findings):  Applicable,  except  that  the  Planning  and  Zoning  Board's  decision   shall  be  in  the  form  of  a  recommendation,  not  a  decision,  to  Council.  In  making  its  recommendation,   the  Planning  and  Zoning  Board  shall  consider  whether  the  application  or  proposal  complies  with  the   standards  contained  in  Step  8  of  this  Section.     Step  7(E)  (Notification  to  Applicant):  Not  applicable.     Step  7(F)  (Record  of  Proceedings):  Applicable.     Step  7(G)  (Recording  of  Decisions  and  Plats):  Not  applicable.     (H)  Step  8  (Standards):  Applicable,  as  follows:     (1)  Text  Amendments  and  Legislative  Zonings  or  Rezonings.  Amendments  to  the  text  of  this  Code,   and  amendments  to  the  Zoning  Map  involving  the  zoning  or  rezoning  of  more  than  six  hundred   forty  (640)  acres  of  land  (legislative  rezoning),  are  matters  committed  to  the  legislative  discretion   of  the  City  Council,  and  decisions  regarding  the  same  are  not  controlled  by  any  one  (1)  factor.     (2)  Mandatory  Requirements  for  Quasi-­‐judicial  Zonings  or  Rezonings.  Any  amendment  to  the  Zoning   Map  involving  the  zoning  or  rezoning  of  six  hundred  forty  (640)  acres  of  land  or  less  (a  quasi-­‐ judicial  rezoning)  shall  be  recommended  for  approval  by  the  Planning  and  Zoning  Board  or   approved  by  the  City  Council  only  if  the  proposed  amendment  is:     (a)  consistent  with  the  City's  Comprehensive  Plan;  and/or     (b)  warranted  by  changed  conditions  within  the  neighborhood  surrounding  and  including  the   subject  property.     (3)  Additional  Considerations  for  Quasi-­‐Judicial  Zonings  or  Rezonings.  In  determining  whether  to   recommend  approval  of  any  such  proposed  amendment,  the  Planning  and  Zoning  Board  and  City   Council  may  consider  the  following  additional  factors:     (a)  whether  and  the  extent  to  which  the  proposed  amendment  is  compatible  with  existing  and   proposed  uses  surrounding  the  subject  land  and  is  the  appropriate  zone  district  for  the   land;     (b)  whether  and  the  extent  to  which  the  proposed  amendment  would  result  in  significantly   adverse  impacts  on  the  natural  environment,  including,  but  not  limited  to,  water,  air,  noise,   stormwater  management,  wildlife,  vegetation,  wetlands  and  the  natural  functioning  of  the   environment;     (c)  whether  and  the  extent  to  which  the  proposed  amendment  would  result  in  a  logical  and   orderly  development  pattern.     (I)  Step  9  (Conditions  of  Approval):  Applicable.                  Created:  2021-­‐04-­‐15  13:25:56  [EST]   (Supp.  No.  58,  Update  2)     Page  38  of  60   (J)  Step  10  (Amendments):  Not  applicable.     (K)  Step  11  (Lapse):  Not  applicable.     (L)  Step  12  (Appeals):  Not  applicable.     (Ord.  No.  153,  1997  §1,  10/21/97;  Ord.  No.  177,  1998  §1,  10/20/98;  Ord.  No.  228,  1998  §10,  12/15/98;  Ord.  No.   165,  1999  §12,  11/16/99;  Ord.  No.  204,  2001  §§8,  9,  12/18/01;  Ord.  No.  104,  2006  §§4,  5,  7/18/06;  Ord.  081,  2007   §4,  7/17/07;  Ord.  No.  051,  2012  §7,  7/17/12;  Ord.  No.  086,  2014  §§19,  20,  7/1/14)   DIVISION  2.10  VARIANCES   2.10.1  Purpose  and  Applicability   The  purpose  of  this  Division  is  to  authorize,  in  specific  cases,  variances  from  the  terms  of  Articles  3  and  4  or,  if   applicable,  Articles  I  through  IV  of  the  Transitional  Land  Use  Regulations.  However,  this  variance  procedure  shall   apply  only  to  approved  site  specific  development  plans  or  to  properties  that  were  developed  pursuant  to  a  basic   development  review  or  use-­‐by-­‐right  under  prior  law  and  shall  only  authorize  a  variance  from  the  terms  of  Articles   3  and  4  as  provided  in  this  Division.  It  shall  not  authorize  a  change  in  use  other  than  to  a  use  that  is  allowed  subject   to  basic  development  review.  Also,  the  variance  shall  not  be  used  for  overall  development  plans,  project   development  plans  or  final  plans  which  are  pending  approval  at  the  time  that  the  request  for  the  variance  is  filed.   The  process  to  be  used  for  such  pending  development  applications  is  the  procedure  established  in  Division  2.8   (Modification  of  Standards).     (Ord.  No.  90,  1998,  5/19/98;  Ord.  No.  177,  1998  §1,  10/20/98;  Ord.  No.  107,  2001  §11,  6/19/01;  Ord.  No.  204,   2001  §1,  12/18/01)   2.10.2  Variances  By  the  Director   (A)  The  Director  shall  be  authorized  to  grant  the  following  types  of  variances,  subject  to  the  variance  review   procedure  in  Section  2.10.4  below:     (1)  Setback  encroachment  of  up  to  ten  (10)  percent.     (2)  Fence  height  increase  of  up  to  one  (1)  foot.     (3)  In  the  N-­‐C-­‐L,  N-­‐C-­‐M,  and  N-­‐C-­‐B  zone  districts,  the  allowable  floor  area  in  the  rear  half  of  the  lot   increase  of  up  to  ten  (10)  percent,  provided  the  amount  of  increase  does  not  exceed  the  allowable   floor  area  for  the  entire  lot.     (4)  Building  height  increase  of  up  to  one  (1)  foot.     (B)  The  Director  may  refer  any  variance  described  in  (A)  above  to  the  Zoning  Board  of  Appeals  for  review  and   decision  if  the  Director  determines  that  the  application  under  consideration  raises  questions  as  to   compliance  with  the  requirements  for  compatibility  with  the  surrounding  neighborhood  that  are   appropriately  addressed  through  a  public  hearing  before  the  Zoning  Board  of  Appeals  that  will  allow  the   applicant  or  the  public,  or  both,  an  opportunity  to  provide  relevant  information  related  to  the  application.     (Ord.  No.  078,  2019  ,  §2,  7/16/19)                Created:  2021-­‐04-­‐15  13:25:56  [EST]   (Supp.  No.  58,  Update  2)     Page  39  of  60   2.10.3  Variances  By  the  Zoning  Board  of  Appeals   The  Zoning  Board  of  Appeals  shall  be  authorized  to  grant  all  variances  not  subject  to  the  Director's  review  in   Section  2.10.2(A)  and  those  referred  by  the  Director.  The  Zoning  Board  of  Appeals  shall  follow  the  variance  review   procedure  in  Section  2.10.4  below.     (Ord.  No.  078,  2019  ,  §2,  7/16/19)   2.10.4  Variance  Review  Procedures   A  variance  shall  be  processed  according  to,  in  compliance  with  and  subject  to  the  provisions  contained  in  Division   2.1  and  Steps  1  through  12  of  the  Common  Development  Review  Procedures  (Sections  2.2.1  through  2.2.12,   inclusive)  as  follows:     (A)  Step  1  (Conceptual  Review):  Not  applicable.     (B)  Step  2(Neighborhood  Meeting):  Not  applicable.     (C)  Step  3(Development  Application  Submittal):  All  items  or  documents  required  for  variances  as  described   in  the  development  application  submittal  master  list  shall  be  submitted.  The  Director  may  waive  or   modify  the  foregoing  submittal  requirements  if,  given  the  facts  and  circumstances  of  the  specific   application,  a  particular  requirement  would  either  be  irrelevant,  immaterial,  redundant  or  otherwise   unnecessary  for  the  full  and  complete  review  of  the  application.     (D)  Step  4(Review  of  Applications):  Applicable.     (E)  Step  5(Staff  Report):  Not  applicable.     (F)  Step  6  (Notice):  For  variances  reviewed  by  the  Director  or  the  Zoning  Board  of  Appeals  subsection   2.2.6(A)  only  applies,  except  that  a  variance  reviewed  by  the  Director  shall  require  mailed  written   notice  fourteen  (14)  days  prior  to  the  decision  instead  of  the  hearing/meeting  date  and  for  variances   reviewed  by  the  Director  or  the  Zoning  Board  of  Appeals,  "eight  hundred  (800)  feet"  shall  be  changed   to  "one  hundred  fifty  (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:     (1)  Construction  that  results  in  a  two-­‐story  house  where  a  one-­‐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)  Construction  of  a  new  house  that  is  greater  than  two  thousand  five  hundred  (2,500)  square  feet;   or     (3)  Construction  of  an  addition  that  results  in  a  total  square  footage  of  more  than  three  thousand   (3,000)  square  feet.     (G)  Step  7(A)  (Decision  Maker):  Not  applicable,  and  in  substitution  for  Section  2.2.7(A),  the  Director  or   Zoning  Board  of  Appeals,  pursuant  to  Chapter  2  of  the  City  Code,  shall  review,  consider  and  approve,   approve  with  conditions,  or  deny  applications  for  variance  based  on  its  compliance  with  all  of  the   standards  contained  in  Step  8.     Step  7(B)—(G)(1)  Zoning  Board  of  Appeals  Review  Only  (Conduct  of  Public  Hearing,  Order  of   Proceedings  at  Public  Hearing,  Decision  and  Findings,  Notification  to  Applicant,  Record  of  Proceedings,   Recording  of  Decisions  and  Plats,  Filing  with  City  Clerk):  Applicable.     Step  7(B)—(C)  and  (E)—(G)(1)  Director  Review  Only  (Conduct  of  Public  Hearing,  Order  of  Proceedings   as  Public  Hearing):  Not  applicable.                  Created:  2021-­‐04-­‐15  13:25:56  [EST]   (Supp.  No.  58,  Update  2)     Page  40  of  60   Step  7(D)  Director  Review  Only  (Decision  and  Findings):  Applicable  and  in  substitution  thereof,  the   Director  shall  issue  a  written  decision  to  approve,  approve  with  conditions,  or  deny  the  variance   request.  The  written  decision  shall  be  mailed  to  the  applicant  and  to  the  property  owners  to  whom   notice  was  originally  mailed  and  shall  also  be  posted  on  the  City's  website  at  www.fcgov.com.     (H)  Step  8  (Standards):  Applicable,  and  the  Director  or  Zoning  Board  of  Appeals  may  grant  a  variance  from   the  standards  of  Articles  3  and  4  only  if  it  finds  that  the  granting  of  the  variance  would  neither  be   detrimental  to  the  public  good  nor  authorize  any  change  in  use  other  than  to  a  use  that  is  allowed   subject  to  basic  development  review;  and  that:     (1)  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  varied  would   result  in  unusual  and  exceptional  practical  difficulties,  or  exceptional  or  undue  hardship  upon  the   occupant  of  such  property,  or  upon  the  applicant,  provided  that  such  difficulties  or  hardship  are   not  caused  by  the  act  or  omission  of  the  occupant  or  applicant;     (2)  the  proposal  as  submitted  will  promote  the  general  purpose  of  the  standard  for  which  the   variance  is  requested  equally  well  or  better  than  would  a  proposal  which  complies  with  the   standard  for  which  the  variance  is  requested;  or     (3)  the  proposal  as  submitted  will  not  diverge  from  the  standards  of  the  Land  Use  Code  that  are   authorized  by  this  Division  to  be  varied  except  in  a  nominal,  inconsequential  way  when   considered  in  the  context  of  the  neighborhood,  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)  or  (3)  above  shall  be  supported  by  specific  findings   showing  how  the  proposal,  as  submitted,  meets  the  requirements  and  criteria  of  said   subparagraph  (1),  (2)  or  (3).     (I)  Step  9  (Conditions  of  Approval):  Applicable.     (J)  Step  10  (Amendments):  Not  Applicable.     (K)  Step  11  (Lapse):  Any  variance  that  applies  to  the  issuance  of  a  Building  Permit  shall  expire  six  (6)   months  after  the  date  that  such  variance  was  granted,  unless  all  necessary  permits  have  been  applied   for;  provided,  however,  that  for  good  cause  shown,  the  Director  may  authorize  a  longer  term  if  such   longer  term  is  reasonable  and  necessary  under  the  facts  and  circumstances  of  the  case,  but  in  no  event   shall  the  period  of  time  for  applying  for  all  necessary  permits  under  a  variance  exceed  twelve  (12)   months  in  length.  One  (1)  six-­‐month  extension  may  be  granted  by  the  Director.     (L)  Step  12  (Appeals):     (1)  Applicable  and  in  substitution  thereof,  variances  decided  by  the  Director  are  appealable  to  the   Zoning  Board  of  Appeals.  Any  such  appeal  must  be  initiated  by  filing  a  notice  of  appeal  of  the   final  decision  of  the  Director  within  fourteen  (14)  days  after  the  decision  that  is  the  subject  of  the   appeal.  The  appeal  hearing  before  the  Zoning  Board  of  Appeals  shall  be  considered  a  new,  or  de   novo,  hearing.  The  decision  of  the  Zoning  Board  of  Appeals  on  such  appeals  shall  constitute  a   final  decision  appealable  to  City  Council  pursuant  to  Section  2.2.12  (Step  12).     (2)  Applicable  to  variances  reviewed  by  the  Zoning  Board  of  Appeals.     (Ord.  No.  177,  1998  §1,  10/20/98;  Ord.  No.  228,  1998  §11,  12/15/98;  Ord.  No.  165,  1999  §13,  11/16/99;  Ord.  No.   59,  2000  §9,  6/6/00;  Ord.  No.  183,  2000  §8,  12/19/00;  Ord.  No.  107,  2001  §§12—16,  6/19/01;  Ord.  No.  204,  2001   §1,  12/18/01;  Ord.  No.  087,  2002  §1,  6/4/02;  Ord.  No.  198,  2004  §2,  12/21/04;  Ord.  No.  033,  2013  §1,  3/5/13;  Ord.   No.  086,  2014  §§21,  22,  7/1/14;  Ord.  No.  078,  2019  ,  §2,  7/16/19)   ARTICLE  2  -­‐  ADMINISTRATION   DIVISION  2.11  APPEAL  FROM  ADMINISTRATIVE  DECISIONS         Fort  Collins,  Colorado,  Land  Use        Created:  2021-­‐04-­‐15  13:25:56  [EST]   (Supp.  No.  58,  Update  2)     Page  41  of  60   DIVISION  2.11  APPEAL  FROM  ADMINISTRATIVE  DECISIONS   2.11.1  Purpose  and  Applicability   (A)  Purpose.  The  purpose  of  this  Division  is  to  provide  for  appeals  of  certain  administrative/city  staff  decisions  to   the  Zoning  Board  of  Appeals.     (B)  Applicability.  This  Division  shall  apply  to  appeals  from  an  administrative  decision  regarding  the   interpretation  and/or  application  of  the  land  use  regulations  which  preceded  this  Land  Use  Code,  and  to   appeals  from  the  following  administrative  decisions  made  under  this  Land  Use  Code,  provided  such   administrative  decision  is  not  for  approval,  approval  with  conditions,  or  denial  either  of  a  project   development  plan  or  a  final  plan  pursuant  to  Divisions  2.4  or  2.5  or  of  an  administrative   amendment/abandonment  of  any  such  plan  or  of  any  plan  approved  under  prior  law,  processed  pursuant  to   Section  2.2.10  (Step  10):     (1)  Addition  of  a  Permitted  Use  by  Director  (but  not  by  Planning  and  Zoning  Board)  under  Section  1.3.4;     (2)  Issuance  of  a  written  administrative  interpretation  under  Section  1.4.3;     (3)  Establishment  of  the  Development  Application  Submittal  Requirements  under  Section  2.2.3(C);     (4)  Waiver  of  Development  Application  Submittal  Requirements  under  Section  2.2.3(C);     (5)  Waiver  of  a  neighborhood  meeting  by  the  Director  under  Section  2.2.2;     (6)  Establishment  of  Development  Review  Fees  by  the  City  Manager  under  Section  2.2.3(D),  adopted   administratively  and  not  by  Council  resolution;     (7)  The  issuance  of  a  Stockpiling  Permit  under  Section  2.6.3.     (8)  The  issuance  of  a  Development  Construction  Permit  under  Section  2.6.3.     (9)  The  issuance  of  a  Building  Permit  under  Section  2.7.3.     (10)  Decisions  of  the  City  Engineer  made  under  the  provisions  of  Section  3.3.2(C)  of  this  Land  Use  Code,  or   Section  29-­‐14  of  the  Transitional  Land  Use  Regulations.     Appeals  from  administrative  decisions  on  a  project  development  plan  or  a  final  plan  shall  be  governed   by  Division  2.4  or  2.5,  respectively.  Appeals  from  an  administrative  decision  on  an  amendment/   abandonment  of  an  approved  development  plan  or  site  specific  development  plan  shall  be  governed  by   Section  2.2.10  (Step  10).  Any  action  taken  in  reliance  upon  an  appealed  administrative  decision  during   the  pendency  of  the  appeal  shall  be  totally  at  the  risk  of  the  person(s)  taking  such  action  and  the  city   shall  not  be  liable  for  any  damages  arising  from  any  such  action.     (11)  The  issuance,  denial,  modification  or  revocation  of  an  Off-­‐Site  Construction  Staging  License  under   Section  3.8.35.     (Ord.  No.  90,  1998,  5/19/98;  Ord.  No.  177,  1998  §§1,  2,  10/20/98;  Ord.  No.  178,  1998  §7,  10/20/98;  Ord.  No.  59,   2000  §10,  6/6/00;  Ord.  No.  204,  2001  §3,  12/18/01;  Ord.  No.  173,  2003  §7,  12/16/03;  Ord.  No.  073,  2008  §3,   7/1/08;  Ord.  No.  155,  2015  §4,  12/15/15  ;  Ord.  No.  129,  2017  ,  §  3,  10/3/17)                Created:  2021-­‐04-­‐15  13:25:56  [EST]   (Supp.  No.  58,  Update  2)     Page  42  of  60   2.11.2  Administrative  Appeal  Review  Procedures   An  appeal  from  an  administrative  decision  shall  be  processed  according  to,  in  compliance  with  and  subject  to  the   provisions  contained  in  Division  2.1  and  Steps  1  through  12  of  the  Common  Development  Review  Procedures   (Sections  2.2.1  through  2.2.12,  inclusive)  as  follows:     (A)  Step  1  (Conceptual  Review):  Not  applicable.     (B)  Step  2(Neighborhood  Meeting):  Not  applicable.     (C)  Step  3(Development  Application  Submittal):  All  items  or  documents  required  for  an  appeal  from  an   administrative  decision  as  described  in  the  development  application  submittal  master  list  shall  be   submitted.  The  Director  may  waive  or  modify  the  foregoing  submittal  requirements  if,  given  the  facts   and  circumstances  of  the  specific  application,  a  particular  requirement  would  either  be  irrelevant,   immaterial,  redundant  or  otherwise  unnecessary  for  the  full  and  complete  review  of  the  application.     (D)  Step  4(Review  of  Applications):  Applicable.     (E)  Step  5(Staff  Report):  Applicable.     (F)  Step  6  (Notice):  Only  Section  2.2.6(A)  applies,  except  that  "14  days"  shall  be  changed  to  "7  days,"   everywhere  it  occurs  in  Section  2.2.6.  Section  2.2.6(B)-­‐(D)  shall  not  apply.     (G)  Step  7(A)  (Decision  Maker):  Not  applicable,  and  in  substitution  for  Section  2.2.7(A),  the  Zoning  Board  of   Appeals,  pursuant  to  Chapter  2  of  the  City  Code,  shall  review,  consider  and  uphold,  modify  or  overturn   the  administrative  decision  which  is  the  subject  of  the  appeal  based  on  its  compliance  with  all  of  the   standards  contained  in  Step  8  of  this  Section.     Step  7(B)—(G)  (Conduct  of  Public  Hearing,  Order  of  Proceedings  at  Public  Hearing,  Decision  and   Findings,  Notification  to  Applicant,  Record  of  Proceedings,  Recording  of  Decisions  and  Plats):   Applicable.     (H)  Step  8  (Standards):  Applicable,  and  an  appeal  from  an  administrative  decision  shall  be  determined   based  upon  the  same  standards  which  applied  to  the  underlying  administrative  decision.  Any  appeal   that  is  taken  pursuant  to  this  Division  must  be  taken  not  later  than  fourteen  (14)  days  from  the  date   that  the  administrative  decision  was  made;  and,  except  for  administrative  decisions  which  are  not   focused  upon  a  specific  parcel  of  real  property  (are  general  in  nature),  may  be  filed  only  by  persons   who  possess  a  legal  or  equitable  interest  in  the  specific  real  property  which  is  the  subject  of  the   decision,  or  who  own  or  reside  within  real  property  any  part  of  which  is  located  within  eight  hundred   (800)  feet  of  the  specific  real  property  which  is  the  subject  of  the  decision.     (I)  Step  9  (Conditions  of  Approval):  Applicable.     (J)  Step  10  (Amendments):  Not  applicable.     (K)  Step  11  (Lapse):  Not  applicable.     (L)  Step  12  (Appeals):  Applicable.     (Ord.  No.  90,  1998,  5/19/98;  Ord.  No.  177,  1998  §1,  10/20/98;  Ord.  No.  177,  2002  §4,  12/17/02;  Ord.  No.  086,   2014  §23,  7/1/14;  Ord.  No.  065,  2015  §1,  7/7/15  )   DIVISION  2.12  ANNEXATION  AND  DISCONNECTION  OF  LAND                Created:  2021-­‐04-­‐15  13:25:56  [EST]   (Supp.  No.  58,  Update  2)     Page  43  of  60   2.12.1  Compliance  with  state  law   Annexation  of  lands  to  the  City  shall  be  in  accordance  with  the  laws  of  the  state  in  effect  from  time  to  time.     (Ord.  No.  177,  1998  §1,  10/20/98)   2.12.2  Petitions  for  Annexation  and  Annexation  Plats   In  addition  to  all  state  statutory  filing  and  procedural  requirements,  all  petitions  for  annexation  and  annexation   plats  shall  be  submitted  to  the  City  Clerk,  with  a  copy,  and  application  fee,  to  the  Director.  The  City  Clerk  shall   schedule  the  petitions  for  a  meeting  of  the  City  Council  held  at  least  fifteen  (15)  days  after  the  date  the  City  Clerk   receives  the  petition  and  plat.     (Ord.  No.  177,  1998  §1,  10/20/98;  Ord.  No.  204,  2001  §10,  12/18/01;  Ord.  No.  087,  2002  §2,  6/4/02)   2.12.3  Hearing  and  Report  by  Planning  and  Zoning  Board   The  Planning  and  Zoning  Board  shall  hold  a  hearing  on  the  matter  of  such  annexation  and  shall  make  a  report  and   recommendation  to  the  City  Council.  Such  report  shall  include  a  recommendation  on  the  proper  zoning  for  the   lands  if  the  City  Council  annexes  such  lands  into  the  City.     (Ord.  No.  177,  1998  §1,  10/20/98)   2.12.4  Annexation  of  Uses  Not  Legally  Permitted   Except  as  provided  below,  any  use  that  exists  on  a  separately  owned  parcel  outside  the  City  and  that  is  not  legally   permitted  by  the  county  must  cease  and  be  discontinued  before  the  City  Council  adopts,  on  second  reading,  an   annexation  ordinance  annexing  any  such  property  except  as  provided  herein.  In  the  event  that  a  property   containing  a  use  that  is  not  legal  pursuant  to  county  regulations  is  proposed  to  be  annexed  into  the  City  and  placed   into  a  zone  district  wherein  such  use  is  a  permitted  use,  said  use  must  be  reviewed  and  processed  as  set  forth  in   Article  4  (i.e.,  Type  1  review  or  Type  2  review)  for  the  zone  district  in  which  the  land  is  proposed  to  be  located,  and   shall  comply  with  the  applicable  standards  contained  in  Articles  3  and  4.  A  development  application  for  such   review  must  be  filed  with  the  City  within  sixty  (60)  days  following  the  effective  date  of  annexation.  Such  use  shall   be  temporarily  permitted  for  a  period  not  to  exceed  six  (6)  months  following  the  date  of  second  reading  of  the   annexation  ordinance.  In  the  event  that  the  development  application  is  not  approved  within  said  six-­‐month  period,   then  the  use  shall  be  discontinued  within  thirty  (30)  days  following  the  date  of  the  decision  of  denial  or  expiration   of  said  six-­‐month  period,  whichever  first  occurs,  except  that  the  Director  may  grant  one  (1)  extension  of  the   foregoing  six-­‐month  requirement,  which  extension  may  not  exceed  three  (3)  months  in  length.  In  the  event  that   the  development  application  is  approved,  then  such  use  shall  be  brought  into  full  compliance  with  this  Land  Use   Code  and  the  decision  made  thereunder  by  the  decision  maker  within  sixty  (60)  days  following  the  date  of  final   plan  approval.     In  the  event  that  a  use  which  is  not  permitted  by  the  county  exists  on  any  property  that  is  included  in  an  enclave   annexation  consisting  of  more  than  one  (1)  separately  owned  parcel,  the  above-­‐described  development  process   shall  apply  only  if  such  property  is  placed  in  a  zone  district  wherein  such  use  is  a  permitted  use.  If  a  property  which   contains  a  use  that  is  not  permitted  by  the  county  is  included  in  such  multi-­‐parcel  enclave  annexation,  and  such   property  is  placed  in  a  zone  district  that  does  not  allow  the  use  within  the  City,  such  illegal  use  must  be   discontinued  within:  (A)  two  (2)  years  from  the  effective  date  of  annexation;  (B)  if  such  illegal  use  is  the  subject  of   a  county-­‐initiated  zoning  or  nuisance  enforcement  action,  then  within  the  time  established  by  the  court  as  a  result   of  such  enforcement  action;  or  (C)  if  such  illegal  use  is  the  subject  of  a  zoning  or  nuisance  complaint  filed  with  the                Created:  2021-­‐04-­‐15  13:25:56  [EST]   (Supp.  No.  58,  Update  2)     Page  44  of  60   county  and  determined  by  the  Director  to  be  bona  fide  (but  which  has  not  become  the  subject  of  an  enforcement   action  under  (B)  above  or,  if  it  has  become  the  subject  of  an  enforcement  action,  such  action  has  been  dismissed   by  the  court  for  lack  of  county  jurisdiction  because  the  property  has  been  annexed  into  the  City),  then  ninety  (90)   days  from  the  effective  date  of  annexation,  whichever  comes  first.  With  respect  to  the  time  limit  established  in  (C)   above,  the  Director  may  extend  said  time  for  an  additional  duration  not  to  exceed  one  hundred  eighty  (180)  days  if   necessary  to  prevent  or  mitigate  undue  hardship  or  manifest  injustice.     (Ord.  No.  177,  1998  §1,  10/20/98;  Ord.  No.  228,  1998  §12,  12/15/98;  Ord.  No.  091,  2004  §5,  6/15/04;  Ord.  No.   070,  2005  §4,  7/5/05;  Ord.  No.  108,  2005  10/4/05;  Ord.  No.  066,  2009  §3,  7/7/09;  Ord.  No.  068,  2010  §4,  7/6/10)   2.12.5  Effective  Date  of  Annexation   An  annexation  shall  take  effect  upon  the  last  to  occur  of  the  following  events:     (1)  the  tenth  (10th)  day  following  passage  on  second  reading  of  the  annexation  ordinance  (except  for   emergency  ordinances);  and     (2)  the  filing  for  recording  of  three  (3)  certified  copies  of  the  annexation  ordinance  and  map  of  the  area   annexed,  containing  a  legal  description  of  such  area,  with  the  Larimer  County  Clerk  and  Recorder.     (Ord.  No.  177,  2002  §5,  12/17/02)   2.12.6  Application  for  Disconnection,  Enactment,  Filing   When  the  owner  of  a  tract  of  land  within  and  adjacent  to  the  boundary  of  the  City  desires  to  have  said  tract   disconnected  from  the  City,  such  owner  may  apply  to  the  City  Council  for  the  enactment  of  an  ordinance   disconnecting  such  tract  of  land  from  the  City.  On  receipt  of  such  application,  it  is  the  duty  of  the  City  Council  to   give  due  consideration  to  such  application,  and,  if  the  City  Council  is  of  the  opinion  that  the  best  interests  of  the   City  will  not  be  prejudiced  by  the  disconnection  of  such  tract,  it  shall  enact  an  ordinance  effecting  such   disconnection.  If  such  an  ordinance  is  enacted,  it  shall  be  immediately  effective  upon  filing  with  the  county  Clerk   and  Recorder  to  accomplish  the  disconnection,  and  two  (2)  certified  copies  thereof  shall  also  be  filed  with  the   county  Clerk  and  Recorder.  The  county  Clerk  and  Recorder  shall  file  one  (1)  certified  copy  with  the  Division  of  Local   Government  in  the  Department  of  Local  Affairs,  as  provided  by  Section  24-­‐32-­‐109,  C.R.S.,  and  the  other  copy  shall   be  filed  with  the  Department  of  Revenue,  as  provided  by  Section  31-­‐12-­‐113(2)(a.5),  C.R.S.     (Ord.  No.  129,  2008  §1,  10/14/08)   DIVISION  2.13  VESTED  RIGHTS  AND  TAKINGS  DETERMINATIONS   2.13.1  Purpose   The  purpose  of  this  division  is  to  provide  a  procedure  for  relief,  where  appropriate,  to  persons  who  claim  that  the   application  of  this  code  has  interfered  with  their  vested  rights  to  develop,  or  who  claim  that  their  property  has   been  taken  by  reason  of  the  application  of  this  code.     The  provisions  and  procedures  of  this  Division  shall  be  followed  to  conclusion  prior  to  seeking  relief  from  the   courts  based  upon  any  claim  of  vested  rights,  or  any  alleged  denial  of  economically  beneficial  use  of  land,  any   alleged  lack  of  reasonable  nexus  of  a  condition  imposed  by  the  City  to  potential  impacts  of  development,  any  lack   of  rough  proportionality  of  a  condition  imposed  by  the  City  to  potential  impacts  of  development,  any  deprivation   of  due  process  which  causes  a  taking,  or  any  other  taking  of  real  property.                  Created:  2021-­‐04-­‐15  13:25:56  [EST]   (Supp.  No.  58,  Update  2)     Page  45  of  60   (Ord.  No.  177,  1998  §1,  10/20/98;  Ord.  No.  086,  2014  §24,  7/1/14)   2.13.2  Administrative  Process/Hearing  Officer   There  is  hereby  established  the  following  Vested  Rights  Determination  and  Takings  Determination  Procedures  for   the  purpose  of  identifying  certain  parcels  of  real  property  in  the  City  that  should  be  made  exempt,  or  partially   exempt,  from  the  application  of  any  portion  of  this  Code.  An  owner  or  developer  of  real  property  in  the  City  who   claims  such  an  exemption  on  the  basis  of  development  rights  that  have  vested  under  the  criteria  contained  in   Section  2.13.10  may  seek  a  Vested  Rights  Determination  in  accordance  with  the  procedures  described  in  this   Division.  Furthermore,  an  owner  or  developer  of  real  property  in  the  City  who  claims  that  such  property  has  been   taken  without  just  compensation  or  who  claims  a  deprivation  of  due  process  may  seek  a  Takings  Determination  in   accordance  with  the  procedures  described  in  this  Division.  With  regard  to  a  Takings  Determination,  the  owner  or   developer  may  assert  any  legally  recognized  takings  claim,  including,  but  not  limited  to,  a  claim  that  he  or  she  has   been  deprived  of  "all  economically  beneficial  use"  of  his  or  her  property,  that  a  condition  imposed  by  the  City  does   not  have  a  "reasonable  nexus"  to  the  potential  impacts  of  his  or  her  development,  that  such  a  condition  is  not   "roughly  proportional"  to  the  potential  impacts  of  his  or  her  development,  or  that  actions  taken  by  the  City  under   this  Code  have  resulted  in  a  deprivation  of  due  process.  Such  persons  will  be  provided  an  opportunity  for  a  public   hearing,  the  right  to  present  and  rebut  evidence,  a  formal  record  and  an  impartial  Hearing  Officer  in  accordance   with  the  following  procedures.  Such  Hearing  Officer  shall  be  selected  and  appointed  by  the  City  Manager  and  shall   be  an  attorney  licensed  to  practice  law  in  the  State  of  Colorado,  with  experience  in  land  use  matters.  Subject  to  the   procedures  hereinafter  provided,  the  Hearing  Officer  shall  issue  formal  findings  of  fact,  conclusions  of  law  and  a   Vested  Rights  Determination  and/or  Takings  Determination,  depending  on  the  nature  of  the  claim  asserted  by  the   applicant.  The  claims  shall  be  reviewed  according  to  the  following  procedure:     (Ord.  No.  177,  1998  §1,  10/20/98;  Ord.  No.  086,  2014  §25,  7/1/14)   2.13.3  Application   An  Application  for  vested  rights  determination  or  takings  determination  shall  be  submitted  to  the  Director  in  the   form  established  by  the  director.  An  application  fee  in  the  amount  of  two  thousand  five  hundred  dollars   ($2,500.00)  per  application  (i.e.,  $2,500.00  for  vested  rights,  $2,500.00  for  takings,  whichever  is  applied  for)  shall   accompany  and  be  part  of  the  application.  the  application  shall,  at  a  minimum,  include:     (A)  the  name,  address  and  telephone  number  of  the  property  owner  and  authorized  applicant  if  other  than   the  owner;     (B)  the  street  address,  legal  description  and  acreage  of  the  property;  and     (C)  for  Vested  Rights  Determinations,  all  factual  information  and  knowledge  reasonably  available  to  the   owner  and  applicant  to  address  the  criteria  established  in  Section  2.13.10.     (D)  for  Takings  Determination,  all  factual  information  and  knowledge  reasonably  available  to  the  owner   and  applicant  to  address  the  criteria  established  in  Section  2.13.11,  including,  without  limitation,  the   following:     (1)  documentation  of  the  date  of  purchase  and  the  purchase  price  of  such  property,  and  any  and  all   offers  to  purchase  such  property  made  by  any  person  within  the  last  three  (3)  years;     (2)  a  description  of  the  physical  features  present  on  such  property,  the  present  use  of  such  property,   the  use  of  such  property  at  the  time  it  was  purchased,  the  use  of  such  property  on  the  day  prior   to  the  time  of  the  adoption  of  this  Code,  the  uses  permitted  on  such  property  at  the  time  of   application  pursuant  to  this  Section,  and  a  detailed  description  of  the  regulations  which  are   alleged  to  result  in  an  elimination  of  economically  beneficial  use  of  the  land;                  Created:  2021-­‐04-­‐15  13:25:56  [EST]   (Supp.  No.  58,  Update  2)     Page  46  of  60   (3)  evidence  of  any  investments  made  by  the  owner  to  improve  such  property,  the  date  the   improvements  were  made,  and  the  costs  of  the  improvements;     (4)  all  appraisals,  studies  and  any  other  supporting  evidence  related  to  such  property;     (5)  any  actions  taken  by  the  City  related  to  such  property;     (6)  a  description  of  the  use  which  the  owner  believes  represents  the  minimum  legally  required   economically  beneficial  use  of  such  property,  and  all  documentation,  studies  and  other   supporting  evidence  thereof.     The  application  fee  shall  be  applied  to  all  out-­‐of-­‐pocket  expenses  actually  incurred  by  the  City  in  connection  with   the  hearing  process,  including  without  limitation  fees  for,  and  expenses  incurred  by,  the  Hearing  Officer;  costs  of   reporting  and  transcribing  the  proceedings  before  the  Hearing  Officer;  and  costs  of  producing  of  exhibits.  The   application  fee  shall  not  be  applied  to  any  in-­‐house  costs  incurred  by  the  City,  such  as  compensation  for  city  staff   time.  Any  portion  of  the  application  fee  not  used  by  the  City  to  pay  the  costs  referred  to  above  shall  forthwith  be   returned  to  the  applicant  upon  completion  of  the  hearing  and  appeal  process.     (Ord.  No.  177,  1998  §1,  10/20/98;  Ord.  No.  037,  2013  §9,  3/19/13;  Ord.  No.  086,  2014  §26,  7/1/14;  Ord.  No.  148,   2017  ,  §7,  11/21/17;  Ord.  No.  063,  2018  ,  §5,  6/5/18;  Ord.  No.  137,  2020  ,  §8,  11/17/20)   2.13.4  Determination  of  Completeness   Within  five  (5)  working  days  after  receipt  of  an  Application  for  Vested  Rights  or  Takings  Determination,  the   Director  shall  determine  whether  the  application  submitted  is  complete.  If  he  or  she  determines  that  the   application  is  not  complete,  the  Director  shall  notify  the  applicant  in  writing  of  the  deficiencies.  The  Director  shall   take  no  further  steps  to  process  the  application  until  the  deficiencies  have  been  remedied.     (Ord.  No.  177,  1998  §1,  10/20/98)   2.13.5  Review  and  Determination  or  Recommendation  by  Director  and  City  Attorney   After  receipt  of  a  completed  Application  for  Vested  Rights  Determination  or  Takings  Determination,  the  Director   and  the  City  Attorney  shall  review  and  evaluate  the  application  in  light  of  all  of  the  criteria  in  Section  2.13.10  or   Section  2.13.11,  whichever  is  applicable.  Within  twenty  (20)  days  of  such  receipt  and  based  on  the  review  and   evaluation,  the  Director  and  the  City  Attorney  shall  prepare  a  written  recommendation  to  the  Hearing  Officer  that   the  application  should  be  denied,  granted  or  granted  with  conditions  by  the  Hearing  Officer.  Such   recommendations  shall  include  findings  of  fact  for  each  of  the  criteria  established  in  Section  2.13.10  or  2.13.11,   whichever  is  applicable,  to  the  extent  that  the  information  is  presented  or  obtained  or  inclusion  is  feasible  or   applicable.     If  the  Director  and  the  City  Attorney  agree,  based  on  the  review  and  evaluation,  that  the  Application  for   Determination  clearly  should  be  granted  or  granted  with  conditions,  then  they  may  enter  into  a  written  Stipulated   Determination  with  the  applicant,  in  lieu  of  the  written  recommendation  to  the  Hearing  Officer  and  the  provisions   in  Sections  2.13.6,  2.13.7,  and  2.13.8.  Any  such  Stipulated  Determination  shall  be  in  writing,  signed  by  the  City   Manager,  the  City  Attorney  and  the  applicant,  and  shall  be  approved  by  the  City  Council  by  resolution  at  its  next   regularly-­‐scheduled  meeting  which  is  at  least  fourteen  (14)  days  from  the  date  such  Stipulated  Determination  is   signed.  Said  Stipulated  Determination  shall  include  findings  of  fact  and  conclusions  of  law  based  on  the  criteria   established  in  Section  2.13.10  or  Section  2.13.11,  whichever  is  applicable,  and  the  determination  granting  or   granting  with  conditions,  in  whole  or  in  part,  the  application.  In  the  event  that  a  proposed  Stipulated   Determination  is  rejected  by  the  City  Council,  it  shall  be  referred  to  the  Hearing  Officer  for  a  hearing  and   Determination  in  accordance  with  the  procedures  described  in  Sections  2.13.6  through  2.13.9  below.                  Created:  2021-­‐04-­‐15  13:25:56  [EST]   (Supp.  No.  58,  Update  2)     Page  47  of  60   (Ord.  No.  177,  1998  §1,  10/20/98)   2.13.6  Review  and  Determination  by  Hearing  Officer   No  later  than  thirty  (30)  days  after  receipt  by  the  Hearing  Officer  of  the  Application  for  Determination  and  the   written  recommendation  of  the  Director  and  the  City  Attorney,  the  Hearing  Officer  shall  hold  a  public  hearing  on   the  application.  Written  notice  of  the  hearing  shall  be  mailed  by  the  City  to  the  applicant  at  least  fourteen  (14)   days  prior  to  the  scheduled  hearing.  At  the  hearing,  the  Hearing  Officer  shall  take  evidence  and  sworn  testimony  in   regard  to  the  criteria  set  forth  in  Section  2.13.10  or  Section  2.13.11,  whichever  is  applicable,  and  shall  follow  such   rules  of  procedure  as  may  be  established  by  the  Director.  The  parties  before  the  Hearing  Officer  shall  include  the   City  and  the  applicant.  Testimony  shall  be  limited  to  the  matters  directly  relating  to  the  standards  set  forth  in   Section  2.13.10  or  Section  2.13.11,  whichever  is  applicable.  The  City  Attorney  shall  represent  the  City,  shall  attend   the  public  hearing  and  shall  offer  such  evidence  as  is  relevant  to  the  proceedings.  The  other  parties  to  the   proceedings,  or  their  authorized  agents,  may  offer  such  evidence  at  the  public  hearing  as  is  relevant  to  the   proceedings  and  criteria.  The  order  of  presentation  before  the  Hearing  Officer  at  the  public  hearing  shall  be  as   follows:  (1)  the  City's  summary  of  the  application,  written  recommendation,  witnesses  and  other  evidence;  (2)  the   applicant's  witnesses  and  evidence;  and  (3)  city  rebuttal,  if  any.     (Ord.  No.  177,  1998  §1,  10/20/98)   2.13.7  Issuance  of  Determination  by  Hearing  Officer   Within  thirty  (30)  working  days  after  the  completion  of  the  public  hearing  under  Section  2.13.6,  the  Hearing  Officer   shall  consider  the  Application  for  Determination,  the  recommendation  of  the  Director  and  the  City  Attorney,  and   the  evidence  and  testimony  presented  at  the  public  hearing,  in  light  of  all  of  the  criteria  set  forth  in  Section  2.13.10   or  Section  2.13.11,  whichever  is  applicable,  and  shall  deny,  grant,  grant  with  conditions,  or  grant  in  part  and  deny   in  part,  the  Application  for  Determination  for  the  property  or  properties  at  issue.  The  Determination  shall  be  in   writing  and  shall  include  findings  of  fact  for  each  of  the  applicable  criteria  established  in  Section  2.13.10  or  Section   2.13.11,  whichever  is  applicable,  conclusions  of  law  for  each  of  such  criteria,  and  a  determination  denying,   granting,  or  granting  with  conditions,  in  whole  or  in  part,  the  vested  rights.     (Ord.  No.  177,  1998  §1,  10/20/98)   2.13.8  Appeal  to  the  City  Council   Within  twenty  (20)  days  after  issuance  of  the  Hearing  Officer's  written  Determination,  the  City  Attorney,  the   Director,  the  applicant,  its  authorized  attorney  or  agent,  or  any  resident  of  the  City  who  appeared  at  the  public   hearing  before  the  Hearing  Officer  may  appeal  the  Determination  of  the  Hearing  Officer  to  the  City  Council  by  filing   a  written  notice  of  appeal  with  the  City  Clerk.  A  fee  of  one  hundred  dollars  ($100.00)  shall  be  paid  for  the   application  and  processing  of  any  such  appeal  except  an  appeal  filed  by  the  City  Attorney  or  the  Director.  The   appeal  shall  be  determined  by  the  City  Council  at  a  hearing  based  solely  upon  the  record  of  the  proceedings  before   the  Hearing  Officer.  The  City  Council  shall  adopt  the  Hearing  Officer's  Determination,  with  or  without  modifications   or  conditions,  or  reject  the  Hearing  Officer's  Determination.  Such  appeal  shall  be  based  upon  the  criteria   established  in  Section  2.13.10  or  Section  2.13.11,  whichever  is  applicable.     (Ord.  No.  177,  1998  §1,  10/20/98)                Created:  2021-­‐04-­‐15  13:25:57  [EST]   (Supp.  No.  58,  Update  2)     Page  48  of  60   2.13.9  Waiver  of  Time  Limits   Any  time  limit  specified  in  the  Determination  Procedure  may  be  waived  upon  receipt  by  the  City  Clerk  of  a  written   stipulation  requesting  such  waiver  and  signed  by  the  applicant  and  the  Director.     (Ord.  No.  177,  1998  §1,  10/20/98)   2.13.10  Criteria  for  Vested  Rights   (A)  This  Section  is  intended  to  strictly  adhere  to  and  implement  existing  case  law  and  statutory  law  controlling  in   the  State  of  Colorado  as  they  relate  to  the  doctrine  of  vested  rights  and  equitable  estoppel  as  applied  to  a   home  rule  municipality  exercising  its  authority  and  powers  in  land  use  planning,  zoning,  the  provisions  of   adequate  public  facilities  concurrent  with  development  (APF),  subdivision,  site  development,  land   development  regulations  and  related  matters  addressed  in  this  Code.  It  is  the  express  intent  of  the  City  to   require  application  of  the  provisions  of  this  Division  2.13  to  as  much  development  and  property  in  the  City  as   is  legally  possible  without  violating  the  legally  vested  rights  of  an  owner/developer  under  case  law  or   statutory  law.  The  criteria  herein  provided  shall  be  considered  in  rendering  a  Vested  Rights  Determination   hereunder.  It  is  intended  that  each  case  be  decided  on  a  case-­‐by-­‐case  factual  analysis.  An  applicant  shall  be   entitled  to  a  positive  Vested  Rights  Determination  only  if  such  applicant  demonstrates,  by  clear  and   convincing  evidence,  entitlement  to  complete  his  or  her  development  without  regard  to  the  otherwise   applicable  provisions  of  this  Code  by  reason  of:  (A)  the  provisions  of  Title  24,  Article  68,  C.R.S.;  (B)  Section   2.2.11(D)  of  this  Code;  or  (C)  the  existence  of  all  three  (3)  of  the  following  requirements:     (1)  some  authorized  act  of  the  City;     (2)  reasonable  good  faith  reliance  upon  such  act  by  the  applicant;  and     (3)  such  a  substantial  change  in  position  or  expenditure  by  the  applicant  that  it  would  be  highly   inequitable  or  unjust  to  destroy  the  rights  acquired.     (B)  In  evaluating  whether  an  applicant  (property  owner,  developer  or  the  successor  in  interest  of  either)  has  met   the  requirements  as  set  forth  in  paragraph  (A)(3)  above,  the  Hearing  Officer  shall  consider  and  give  weight  to   the  following  factual  matters:     (1)  the  total  investment  made  in  the  project,  including  all  costs  incurred  subsequent  to  the  act  of  the  City   relied  upon  by  the  applicant,  which  costs  may  include,  without  limitation,  the  costs  of  land  acquisition,   architectural  and  engineering  fees  and  the  costs  of  on-­‐site  and  off-­‐site  infrastructure  improvements  to   service  the  project;     (2)  any  dedication  of  property  made  to  public  entities  in  accordance  with  the  approved  overall   development  plan  for  the  project  or  the  approved  project  development  plan  or  plat  for  the  project;     (3)  whether  infrastructure  improvements  which  have  been  installed  have  been  sized  to  accommodate   uses  approved  in  the  approved  overall  development  plan  or  the  approved  project  development  plan  or   plat  for  the  project;     (4)  the  acreage  of  the  approved  overall  development  plan  or  the  approved  project  development  plan  or   plat  for  the  project  and  the  number  of  phases  within  the  overall  development  plan  or  the  approved   project  development  plan  or  plat  and  their  respective  acreages  which  have  received  final  approval;     (5)  whether  the  completion  of  the  project  has  been  timely  and  diligently  pursued;  and     (6)  the  effect  of  the  applicant's  existing  development  loans  on  the  application  of  this  Land  Use  Code  to  the   project.                  Created:  2021-­‐04-­‐15  13:25:57  [EST]   (Supp.  No.  58,  Update  2)     Page  49  of  60   (Ord.  No.  177,  1998  §1,  10/20/98;  Ord.  No.  173,  2003  §8,  12/16/03;  Ord.  No.  066,  2009  §4,  7/7/09;  Ord.  No.  086,   2014  §27,  7/1/14)   2.13.11  Criteria  for  Takings   This  Section  is  intended  to  strictly  adhere  to  and  implement  existing  case  law  and  statutory  law  controlling  in  the   State  of  Colorado  as  they  relate  to  the  takings  doctrine  as  applied  to  a  home  rule  municipality  exercising  its   authority  and  powers  in  land  use  planning,  zoning,  the  provision  of  adequate  public  facilities  concurrent  with   development  (APF),  subdivision,  site  development,  land  development  regulations  and  related  matters  addressed  in   this  Land  Use  Code.  It  is  the  express  intent  of  the  City  to  require  application  of  the  provisions  of  this  Land  Use  Code   to  as  much  development  and  property  in  the  City  as  is  legally  possible  without  violating  takings  law.     The  criteria  herein  provided  shall  be  considered  in  rendering  a  Takings  Determination  hereunder.  It  is  intended   that  each  case  be  decided  on  a  case-­‐by-­‐case  factual  analysis.  While  the  criteria  for  takings  established  in  this   Section  are  intended  to  provide  fair  standards  in  a  pre-­‐litigation  forum  and  to  reflect  the  current  state  of  the  law   for  Colorado,  the  City's  adoption  or  use  of  these  criteria  for  takings  shall  not  in  any  way  be  deemed  an  admission,   concession  or  statement  by  the  City  that  such  criteria  apply  or  are  controlling  in  a  court  of  law,  and  the  City  hereby   unconditionally  reserves  all  defenses  and  claims  which  would  otherwise  be  available  to  it  under  the  law.  For   example,  but  without  limitation,  the  City  does  not  concede  for  litigation  purposes  that  the  "reasonable   nexus/rough  proportionality"  doctrines  apply  to  monetary  exactions  or  to  legislative  acts,  although  the  City   chooses  to  apply  such  criteria  to  the  Takings  Determination  process  described  herein.     (A)  Economically  Beneficial  Use.  With  regard  to  the  takings  doctrine  of  "economically  beneficial  use,"  an   applicant  shall  be  entitled  to  the  minimum  increase  in  use,  density,  intensity  or  other  possible   concessions  from  this  Land  Use  Code  necessary  to  permit  an  economically  beneficial  use  of  the  land  or   a  use  that  is  determined  to  be  required  by  law.  The  highest  use,  or  even  an  average  or  generally   reasonable  expectation,  is  not  required  or  intended  as  the  appropriate  remedy.     The  following  factors  shall  be  used  to  determine  whether  an  economically  beneficial  use  of  such   property  is  available:     (1)  Actual  Condition  of  Land.  The  actual  condition  of  the  land  shall  be  considered.  The  reality  of   limited  development  potential,  given  the  natural  condition  of  the  land,  shall  not  be  attributed  to   the  regulations  applied  to  the  land.  If  the  land  is  such  that  it  cannot  safely  or  properly   accommodate  development  with  normal  grading  and  clearing  practices,  this  fact  shall  lower  the   intensity  of  use  that  is  considered  a  minimum  economically  beneficial  use.     (2)  Common  Land  Use.  A  land  use  commonly  found  in  the  City,  although  it  may  not  involve  further   development  of  the  land,  is  considered  an  economically  beneficial  use.  Furthermore,  a  land  use   that  is  considered  to  be  the  lowest  intensity  in  the  City,  but  which  use  still  provides  for  residence   within  the  City,  is  considered  an  economically  beneficial  use.     (3)  No  Government  Subsidy.  A  minimum  economically  beneficial  use  of  the  land  is  one  that  does  not   have  any  governmental  subsidy  attached  to  the  long-­‐term  safe  occupation  or  use  of  the  land.  If   such  a  subsidy  is  needed,  then  that  must  be  reflected  by  lowering  the  use  intensity  that  is   considered  a  minimum  economically  beneficial  use  on  a  market  valuation  basis,  or  by  deducting   the  cost  of  such  a  subsidy  from  the  otherwise  established  minimum  economically  beneficial  use.     (4)  Potential  for  Damages.  The  potential  for  damages  to  either  residents  or  property  shall  be   assessed  in  determining  economically  beneficial  use.  Such  damage  potential  shall  be  calculated   and  must  be  reflected  by  deducting  the  damage  potential  from  the  otherwise  established   minimum  economically  beneficial  use,  or  otherwise  taking  account  of  such  damage.                  Created:  2021-­‐04-­‐15  13:25:57  [EST]   (Supp.  No.  58,  Update  2)     Page  50  of  60   (5)  No  Investment-­‐Backed  Expectations.  Speculative  expectations  of  land  value  and  development   potential  shall  not  be  considered.  Reasonable  development  expectations  backed  by  investments   shall  not  be  considered,  unless  required  by  the  current  state  of  the  law.     (6)  Conservative  Financial  Investment.  The  opportunity  to  make  a  return  on  the  use  of  the  land   equivalent  to  that  which  would  have  been  received  from  a  conservative  financial  investment  shall   be  indicative  of  an  economically  beneficial  use.  However,  general  downturns  in  the  real  estate   market  or  the  economy  shall  not  be  attributed  to  the  regulations  applied  to  the  land.     (7)  No  Diminution  in  Value.  The  market  value  of  the  land,  as  established  by  the  comparable  sales   approach,  one  (1)  day  prior  to  the  adoption  of  this  Land  Use  Code,  shall  be  compared  to  the   market  value  of  the  land,  as  established  by  the  comparable  sales  approach,  with  the  regulations   as  applied.  Market  value  of  the  land  one  (1)  day  prior  to  the  adoption  of  this  Land  Use  Code  shall   constitute  its  highest  and  best  use  on  the  day  prior  to  the  adoption  of  this  Land  Use  Code  or  the   date  of  the  purchase  of  the  land  by  the  applicant,  whichever  is  later.  All  appraisals  or  other  land   value  information,  if  any,  shall  be  proposed  by  qualified  licensed  appraisers,  and  shall  follow  the   best  professional  practices  established  by  the  profession.  Mere  diminution  in  market  value  shall   not  be  sufficient  to  support  a  determination  of  denial  of  economically  beneficial  use.     (8)  Current  State  of  Law.  The  current  state  of  law  established  by  the  United  States  Supreme  Court,   the  Federal  Circuit  Court  of  Appeals,  the  Colorado  Supreme  Court  and  other  controlling  Colorado   courts,  and  controlling  statutory  law,  shall  be  considered.     (B)  Reasonable  Nexus/Rough  Proportionality.  With  regard  to  the  takings  doctrines  of  "reasonable  nexus"   and  "rough  proportionality,"  an  applicant  shall  be  entitled  to  the  minimum  revision  of  any  required   dedication  or  reduction  of  its  property,  or  the  minimum  revision  of  any  payment  of  money  to  ensure   "rough  proportionality,"  or  the  reevaluation  of  the  offending  condition  or  action,  including  invalidation   if  necessary,  to  ensure  that  the  "reasonable  nexus"  and  "rough  proportionality"  doctrines  are  satisfied.     (1)  In  evaluating  an  applicant's  "reasonable  nexus/rough  proportionality"  takings  claim,  a   determination  shall  first  be  made  as  to  whether  a  "reasonable  nexus"  exists  between  a   "legitimate  state  interest"  and  the  condition  imposed  by  the  City.     (2)  The  second  part  of  the  "reasonable  nexus/rough  proportionality"  takings  analysis  requires  that  a   determination  then  be  made  as  to  whether  the  exaction  or  condition  is  reasonably  related  to  the   needs  created  by  the  development  or  the  impacts  of  such  development.     (3)  Finally,  a  determination  shall  be  made  as  to  whether  the  degree  of  the  exaction  demanded  by   the  City's  condition  is  reasonably  related  to  the  projected  impacts  of  the  applicant's  proposed   development.  No  precise  mathematical  calculation  is  required,  but  the  City  must  make  some  sort   of  individualized  determination  that  the  required  exaction  or  condition  is  related  both  in  nature   and  extent  to  the  impact  of  the  proposed  development.     (4)  The  current  state  of  law  established  by  the  United  States  Supreme  Court,  the  Federal  Circuit   Court  of  Appeals,  the  Colorado  Supreme  Court  and  other  controlling  Colorado  courts,  and   controlling  statutory  law,  shall  be  considered  in  making  each  of  these  determinations.     (Ord.  No.  177,  1998  §1,  10/20/98)   DIVISION  2.14  ENFORCEMENT                Created:  2021-­‐04-­‐15  13:25:57  [EST]   (Supp.  No.  58,  Update  2)     Page  51  of  60   2.14.1  Methods  of  Enforcement   The  provisions  of  this  Land  Use  Code  shall  be  enforced  by  the  following  methods:     (A)  requirement  of  a  Building  Permit;     (B)  requirement  of  a  certificate  of  occupancy;     (C)  inspection  and  ordering  removal  of  violations;     (D)  criminal  or  civil  proceedings;  and     (E)  injunction  or  abatement  proceedings.     (Ord.  No.  177,  1998  §1,  10/20/98;  Ord.  No.  123,  2005  §1,  11/15/05)   2.14.2  Permits  and  Certificates  of  Occupancy   (A)  No  building  shall  be  erected,  moved  or  structurally  altered  unless  a  Building  Permit  has  been  issued  by  the   Building  and  Zoning  Director.  All  permits  shall  be  issued  in  conformance  with  the  provisions  of  this  Land  Use   Code  and  shall  expire  six  (6)  months  after  the  date  that  such  Building  Permit  was  issued  unless  properly   acted  upon  in  accordance  with  the  provisions  of  the  International  Building  Code,  as  amended.  One  (1)  six-­‐ month  extension  may  be  granted  by  the  Building  and  Zoning  Director.     (B)  No  land  or  building  shall  be  changed  in  use,  nor  shall  any  new  structure,  building  or  land  be  occupied  or  used,   unless  the  owner  (or  the  owner's  contractor,  if  any)  shall  have  obtained  a  certificate  of  occupancy  from  the   Building  and  Zoning  Director.  If  the  use  is  in  conformance  with  the  provisions  of  this  Land  Use  Code,  a   certificate  of  occupancy  shall  be  issued  within  three  (3)  days  of  the  time  of  notification  that  the  building  is   completed  and  ready  for  occupancy.  A  copy  of  all  certificates  of  occupancy  shall  be  filed  by  the  Director  and   shall  be  available  for  examination  by  any  person  with  either  proprietary  or  tenancy  interest  in  the  property   or  building.     (Ord.  No.  177,  1998  §1,  10/20/98;  Ord.  No.  177,  2002  §6,  12/17/02;  Ord.  No.  049,  2008  §2,  5/20/08)   2.14.3  Inspection   The  City  manager  is  hereby  empowered  to  cause  any  building,  other  structure  or  tract  of  land  to  be  inspected  and   examined  and  to  order  in  writing  the  remedying  of  any  condition  found  to  exist  therein  or  thereat  in  violation  of   any  provision  of  this  land  use  code.  after  any  such  order  has  been  served,  no  work  shall  proceed  on  any  building,   other  structure  or  tract  of  land  covered  by  such  order,  except  to  correct  such  violation  or  comply  with  the  order.     (Ord.  No.  177,  1998  §1,  10/20/98)   2.14.4  Criminal  and  Civil  Liability;  Penalties   (A)  Except  as  otherwise  specified  in  this  Land  Use  Code,  any  person  (including,  without  limitation,  the  developer   of,  owner  of,  or  any  person  possessing,  occupying  or  trespassing  upon,  any  property  which  is  subject  to  this   Land  Use  Code,  or  any  agent,  lessee,  employee,  representative,  successor  or  assign  thereof)  who  violates  this   Land  Use  Code  or  who  fails  to  comply  with  any  of  its  requirements  or  who  fails  to  comply  with  any  orders   made  thereunder,  shall  be  guilty  of  a  misdemeanor  and  upon  conviction  shall  be  subject  to  the  penalties   provided  in  §  1-­‐15  of  the  City  Code.  Each  day  that  such  a  violation  occurs  shall  constitute  a  separate  offense.   Nothing  contained  herein  shall  prevent  the  City  from  taking  such  other  lawful  action  as  is  necessary  to   prevent  or  remedy  any  violations  of  this  Land  Use  Code.                  Created:  2021-­‐04-­‐15  13:25:57  [EST]   (Supp.  No.  58,  Update  2)     Page  52  of  60   (B)  An  owner,  property  manager  or  occupant  commits  a  civil  infraction  by  violating  any  provision  of  Section   3.8.16  of  this  Land  Use  Code.  Each  day  during  which  the  limitation  on  the  number  of  occupants  is  exceeded   shall  constitute  a  separate  violation.  A  finding  that  such  civil  infraction  has  occurred  shall  subject  the   offender(s)  to  the  penalty  provisions  of  §  1-­‐15(f)  of  the  Code  of  the  City  of  Fort  Collins  and  any  or  all  of  the   following  actions:     (1)  the  imposition  of  a  civil  penalty  of  not  less  than  five  hundred  dollars  ($500.00)  and  not  more  than  one   thousand  dollars  ($1,000.00)  for  each  violation;     (2)  an  order  to  comply  with  any  conditions  reasonably  calculated  to  ensure  compliance  with  the  provisions   of  Section  3.8.16  of  this  Land  Use  Code  or  with  the  terms  and  conditions  of  any  permit  or  certificate   granted  by  the  city;     (3)  an  injunction  or  abatement  order;  and/or     (4)  denial,  suspension  or  revocation  of  any  city  permit  or  certificate  relating  to  the  dwelling  unit.     (Ord.  No.  177,  1998  §1,  10/20/98;  Ord.  123,  2005  §2,  11/15/05;  Ord.  No.  085,  2008  §9,  7/15/08)   2.14.5  Liability  of  City  and  Injunction   (A)  In  addition  to  any  of  the  foregoing  remedies,  the  City  Attorney  acting  on  behalf  of  the  City  Council  may   maintain  an  action  for  an  injunction  to  restrain  any  violation  of  this  Land  Use  Code.     (B)  This  Land  Use  Code  shall  not  be  construed  to  hold  the  city  responsible  for  any  damage  to  persons  or  property   by  reason  of  the  inspection  or  reinspection  authorized  herein  or  failure  to  inspect  or  reinspect  or  by  reason   of  issuing  a  Building  Permit  as  herein  provided,  or  by  reason  of  pursuing  or  failing  to  pursue  an  action  for   injunctive  relief  as  authorized  in  (A),  above.     (Ord.  No.  177,  1998  §1,  10/20/98)   2.14.6  Enforcement  of  the  Requirements  and  Conditions  of  Development  Approval   The  occurrence  of  either  of  the  following  events  may  subject  the  developer  of,  owner  of,  or  any  person  possessing,   occupying  or  trespassing  upon,  any  property  which  is  subject  to  this  Land  Use  Code,  or  any  agent,  lessee,   employee,  representative,  successor  or  assign  thereof  to  the  enforcement  remedies  contained  in  this  Division:     (A)  failure  to  comply  with  any  terms,  conditions  or  limitations  contained  on  the  site  plan,  landscape  plan,   building  elevations  or  other  approved  documents  pertaining  to  a  development  which  has  received  final   approval  from  the  city,  whether  under  the  provisions  of  this  Land  Use  Code  or  under  the  provisions  of   prior  law.     (B)  failure  to  comply  with  any  conditions  of  record  imposed  by  the  appropriate  decision  maker  upon  its   review  of  the  site  specific  development  plan  for  the  development,  whether  under  the  provisions  of  this   Land  Use  Code  or  under  the  provisions  of  prior  law.     (Ord.  No.  177,  1998  §1,  10/20/98)   ARTICLE  2  -­‐  ADMINISTRATION   DIVISION  2.15  PLANNED  UNIT  DEVELOPMENT  OVERLAY  REVIEW  PROCEDURE*         Fort  Collins,  Colorado,  Land  Use        Created:  2021-­‐04-­‐15  13:25:57  [EST]   (Supp.  No.  58,  Update  2)     Page  53  of  60   DIVISION  2.15  PLANNED  UNIT  DEVELOPMENT  OVERLAY  REVIEW  PROCEDURE*1   (A)  Purpose.  To  provide  an  avenue  for  property  owners  with  larger  and  more  complex  development  projects  to   achieve  flexibility  in  site  design  in  return  for  significant  public  benefits  not  available  through  traditional   development  procedures.     (B)  Applicability.  Application  for  approval  of  a  PUD  Overlay  is  available  to  properties  of  50  acres  or  greater  in   size.     (C)  Process.     (1)  Step  1  (Conceptual  Review/Preliminary  Design  Review):  Applicable.     (2)  Step  2(Neighborhood  Meeting):  Applicable  to  any  proposed  PUD  Overlay  subject  to  Planning  and   Zoning  Board  or  City  Council  review.  If  a  neighborhood  meeting  is  required  at  the  conceptual  planning   stage  pursuant  to  Section  2.2.2,  a  second  neighborhood  meeting  shall  be  required  after  the  PUD   Overlay  application  has  been  submitted  and  the  first  round  of  staff  review  completed.     (3)  Step  3(Development  Application  Submittal):  All  items  or  documents  as  described  in  the  development   application  submittal  master  list  for  a  PUD  Overlay  shall  be  submitted.  Notwithstanding,  the  Director   may  waive  or  modify  the  foregoing  submittal  requirements  if,  given  the  facts  and  circumstances  of  the   specific  application,  a  particular  requirement  would  either  be  irrelevant,  immaterial,  redundant  or   otherwise  unnecessary  for  the  full  and  complete  review  of  the  application.     (4)  Step  4(Review  of  Application):  Applicable.     (5)  Step  5(Staff  Report):  Applicable.     (6)  Step  6  (Notice):  Applicable.     (7)  Step  7(A)  (Decision  Maker):  Applicable  as  follows:     a.  Planning  and  Zoning  Board  review  (Type  2  review)  applies  to  PUD  Overlay  applications  between   50  and  640  acres;     b.  City  Council  is  the  decision  maker  for  PUD  Overlay  applications  greater  than  640  acres  after   receiving  a  Planning  and  Zoning  Board  recommendation.  City  Council  approval  of  a  PUD  Overlay   shall  be  by  ordinance.     Step  7(B)  through  (G)  (Conduct  of  a  Public  Hearing,  Order  of  Proceedings  at  Public  Hearing,   Decision  and  Findings,  Notification  to  Applicant,  Record  of  Proceeding,  Recording  of  Decision):   Applicable.     (8)  Step  8  (Standards):  Applicable.  Except  as  modified  pursuant  to  Sections  4.29  (E)  and  (G),  a  PUD  Master   Plan  shall  be  consistent  with  all  applicable  General  Development  Standards  (Article  3)  and  District   Standards  (Article  4)  including  Division  4.29.                                                                                                                                             1Editor's  note(s)—*Ord.  No.  091,  2018  Editor's  note(s)—,  §10,  adopted  July  17,  2018,  repealed  Div.  2.15Editor's   note(s)—  in  its  entirety  and  reenacted  a  new  Div.  2.15Editor's  note(s)—  as  set  out  herein.  Former  Div.   2.15Editor's  note(s)—  pertained  to  similar  subject  matter  and  derived  from  Ord.  No.  024,  2013  Editor's   note(s)—§4Editor's  note(s)—,  adopted  February  26,  2013;  Ord.  No.  086,  2014  Editor's  note(s)—§28,  adopted   July  1,  2014;  and  Ord.  No.  116,  2014  Editor's  note(s)—§1Editor's  note(s)—,  September  16,  2014.     ARTICLE  2  -­‐  ADMINISTRATION   DIVISION  2.15  PLANNED  UNIT  DEVELOPMENT  OVERLAY  REVIEW  PROCEDURE*         Fort  Collins,  Colorado,  Land  Use        Created:  2021-­‐04-­‐15  13:25:57  [EST]   (Supp.  No.  58,  Update  2)     Page  54  of  60   (9)  Step  9  (Conditions  of  Approval):  Applicable.     (10)  Step  10  (Amendments):  Applicable.     (11)  Step  11  (Lapse):  Applicable.     (12)  Step  12  (Appeals):  Applicable.  A  Planning  and  Zoning  Board  decision  on  a  PUD  Overlay  between  50  and   640  acres  is  appealable  to  City  Council  pursuant  to  Section  2.2.12(A).  Appeals  of  Project  Development   Plans  within  PUD  Overlays  are  subject  to  the  limitations  of  Section  4.29(J).     (Ord.  No.  091,  2018  ,  §10,  7/17/18)   2.15.2  Complete  Development  Plan   (A)  Purpose.  The  purpose  and  applicability  of  a  complete  development  plan  is  contained  in  subsection  2.1.3(D).     (B)  Process.  A  complete  development  plan  may  only  be  submitted  after  approval  of  a  detailed  development  plan   for  the  subject  property  or  concurrently  with  a  detailed  development  plan  for  the  subject  property.  For   consolidated  applications  for  a  detailed  development  plan  and  a  complete  development  plan,  the  applicant   shall  follow  both  the  detailed  development  plan  and  complete  development  plan  review  procedures.     A  complete  development  plan  shall  be  processed  according  to,  in  compliance  with  and  subject  to  the   provisions  contained  in  Division  2.1  and  Steps  1  through  12  of  the  Common  Development  Review  Procedures   (Sections  2.2.1  through  2.2.12,  inclusive)  as  follows:     (1)  Step  1  (Conceptual  Review):  Not  applicable.     (2)  Step  2(Neighborhood  Meeting):  Not  applicable.     (3)  Step  3(Development  Application  Submittal):  All  items  or  documents  required  for  complete   development  plans  as  described  in  the  development  application  submittal  master  list  shall  be   submitted.  The  Director  may  waive  or  modify  the  foregoing  submittal  requirements  if,  given  the  facts   and  circumstances  of  the  specific  application,  a  particular  requirement  would  either  be  irrelevant,   immaterial,  redundant  or  otherwise  unnecessary  for  the  full  and  complete  review  of  the  application.     (4)  Step  4(Review  of  Applications):  Applicable.     (5)  Step  5(Staff  Report):  Not  applicable.     (6)  Step  6  (Notice):  Not  applicable.     (7)  Step  7(A)—(C)  (Decision  Maker,  Conduct  of  Public  Hearing,  Order  of  Proceeding  at  Public  Hearing):  Not   applicable,  and  in  substitution  therefor,  the  Director  is  hereby  authorized  to,  and  shall,  review,   consider  and  approve,  approve  with  conditions  or  deny  the  development  application  for  a  complete   development  plan  based  on  its  consistency  with  a  valid  detailed  development  plan  for  the  subject   property  and  its  compliance  with  all  of  the  standards  established  in  Step  8  of  this  Section.  The  Director   may,  but  is  not  obligated  to,  confer  with  the  applicant  or  other  City  staff  to  obtain  clarification  or   explanation,  gain  understanding,  suggest  revisions,  or  otherwise  discuss  or  learn  about  the   development  proposal  and  a  complete  development  plan,  all  for  the  purpose  of  ensuring  a  fully   consistent  and  compliant  complete  development  plan.     Step  7(D)  (Decision  and  Findings):  Not  applicable,  except  that  Step  7(D)(3)  shall  apply.     Step  7(E)  (Notification  to  Applicant):  Applicable.     Step  7(F)  (Record  of  Proceedings):  Not  applicable,  except  that  Step  7(F)(2)  shall  apply.                  Created:  2021-­‐04-­‐15  13:25:57  [EST]   (Supp.  No.  58,  Update  2)     Page  55  of  60   Step  7(G)  (Recording  of  Decisions  and  Plats):  Applicable.     (8)  Step  8  (Standards):  Applicable.  A  complete  development  plan  shall  comply  with  Division  4.29  and  be   consistent  with  the  detailed  development  plan.     (9)  Step  9  (Conditions  of  approval):  Applicable.     (10)  Step  10  (Amendments):  Applicable.     (11)  Step  11  (Lapse):  Applicable.  Except  that  the  term  "complete  development  plan"  is  referred  to  as  "final   plan."     (12)  Step  12  (Appeals):  Not  applicable.  The  Director's  decision  shall  be  final  and  no  appeal  of  the  Director's   decision  will  be  allowed;  however,  the  Director  may  refer  the  decision  to  the  Planning  and  Zoning   Board  when  the  Director  is  in  doubt  as  to  the  compliance  and  consistency  of  the  complete   development  plan  with  the  approved  detailed  development  plan.  If  the  Director  refers  the  decision  to   the  Planning  and  Zoning  Board,  the  decision  of  the  Planning  and  Zoning  Board  shall  be  final  and  shall   not  be  appealable  to  the  City  Council,  notwithstanding  any  provision  of  the  City  Code  to  the  contrary.     (Ord.  No.  024,  2013  §4,  2/26/13;  Ord.  No.  086,  2014  §29,  7/1/14)   DIVISION  2.16  SITE  PLAN  ADVISORY  REVIEW   2.16.1  Purpose  and  applicability   The  purpose  and  applicability  of  a  Site  Plan  Advisory  Review  is  contained  in  Section  2.1.3(E).     (Ord.  No.  086,  2014  §30,  7/1/14)   2.16.2  Site  Plan  Advisory  Review  Procedures   A  Site  Plan  Advisory  Review  shall  be  processed  according  to,  in  compliance  with  and  subject  to  the  provisions   contained  in  Division  2.1  and  Steps  1  through  12  of  the  Common  Development  Review  Procedures  (Sections  2.2.1   through  2.2.12,  inclusive)  as  follows:     (A)  Step  1  (Conceptual  Review):  Applicable.     (B)  Step  2(Neighborhood  Meeting):  Applicable.     (C)  Step  3(Development  Application  Submittal):  All  items  or  documents  required  for  Site  Plan  Advisory   Review  as  described  in  the  development  application  submittal  master  list  shall  be  submitted.  The   Director  may  waive  or  modify  the  foregoing  submittal  requirements  if,  given  the  facts  and   circumstances  of  the  specific  application,  a  particular  requirement  would  either  be  irrelevant,   immaterial,  redundant  or  otherwise  unnecessary  for  the  full  and  complete  review  of  the  application.     Prior  to  acquisition  of  land  or  contracting  for  the  purchase  of  a  facility,  a  public  school  or  charter  school   shall  advise  the  Planning  and  Zoning  Board  in  writing.  The  Planning  and  Zoning  Board  shall  have  ten   (10)  days  in  which  to  request  submittal  of  a  site  development  plan.     Prior  to  constructing  or  authorizing  any  other  public  building  or  structure,  a  site  development  plan   identifying  the  location,  character  and  extent  shall  be  submitted  to  the  Planning  and  Zoning  Board.     (D)  Step  4(Review  of  Application):  Applicable.     (E)  Step  5(Staff  Report):  Applicable.                  Created:  2021-­‐04-­‐15  13:25:57  [EST]   (Supp.  No.  58,  Update  2)     Page  56  of  60   (F)  Step  6  (Notice):  Applicable.     (G)  Step  7(A)  (Decision  Maker):  Not  applicable,  and  in  substitution  thereof,  the  Planning  and  Zoning  Board   shall  consider  a  Site  Plan  Advisory  Review  and  approve  or  disapprove  the  application  in  a  public  hearing   held  within  sixty  (60)  days  after  receipt  of  the  application  under  Section  31-­‐23-­‐209,  C.R.S.  In  the  case  of   a  public  or  charter  school  application  under  Section  22-­‐32-­‐124,  C.R.S.,  the  Planning  and  Zoning  Board   shall  provide  review  comments  at  a  public  hearing  held  within  thirty  (30)  days  (or  such  later  time  as   may  be  agreed  to  in  writing  by  the  applicant)  after  receipt  of  the  application.     Step  7(B)-­‐(G)  (Conduct  of  Public  Hearing,  Order  of  Proceedings  at  Public  Hearing,  Decision  and   Findings,  Notification  to  Applicant,  Record  of  Proceedings,  Recording  of  Decisions  and  Plats):   Applicable.     (H)  Step  8  (Standards):  Not  applicable,  and  in  substitution  thereof,  an  application  for  a  Site  Plan  Advisory   Review  shall  comply  with  the  following  criteria:     (1)  The  site  location  for  the  proposed  use  shall  be  consistent  with  the  land  use  designation  described   by  the  City  Structure  Plan  Map,  which  is  an  element  of  the  City's  Comprehensive  Plan.     (2)  The  site  development  plan  shall  conform  to  architectural,  landscape  and  other  design  standards   and  guidelines  adopted  by  the  applicant's  governing  body.  Absent  adopted  design  standards  and   guidelines,  the  design  character  of  the  site  development  plan  shall  be  consistent  with  the  stated   purpose  of  the  respective  land  use  designation  as  set  forth  in  the  City's  Comprehensive  Plan.     (3)  The  site  development  plan  shall  identify  the  level  of  functional  and  visual  impacts  to  public  rights-­‐ of-­‐way,  facilities  and  abutting  private  land  caused  by  the  development,  including,  but  not  limited   to,  streets,  sidewalks,  utilities,  lighting,  screening  and  noise,  and  shall  mitigate  such  impacts  to   the  extent  reasonably  feasible.     (I)  Step  9  (Conditions  of  Approval):  Not  applicable.     (J)  Step  10  (Amendments):  Not  applicable.     (K)  Step  11  (Lapse):  Not  applicable.     (L)  Step  12  (Appeals):  Not  applicable,  and  in  substitution  thereof,  a  disapproved  Site  Plan  Advisory  Review   made  under  Section  31-­‐23-­‐209,  C.R.S.,  may  be  overruled  by  the  governing  board  of  the  public  entity  by   a  vote  of  not  less  than  two-­‐thirds  (  ⅔)  of  its  entire  membership.  Further,  with  respect  to  a  review  made   under  Section  22-­‐32-­‐124,  C.R.S.,  the  Planning  and  Zoning  Board  may  request  a  hearing  before  the   applicable  board  of  education.     (Ord.  No.  086,  2014  §30,  7/1/14;  Ord.  No.  175,  2014  §  7,  12/16/14  )   DIVISION  2.17  CITY  PROJECTS   Development  projects  for  which  the  City  is  the  applicant  shall  be  processed  in  the  manner  described  in  this   Land  Use  Code,  as  applicable,  but  shall  be  subject  to  review  by  the  Planning  and  Zoning  Board  in  all  instances,   despite  the  fact  that  certain  uses  would  otherwise  have  been  subject  to  administrative  review.     (  Ord.  No.  082,  2015  §2,  7/21/15  )   DIVISION  2.18  BASIC  DEVELOPMENT  REVIEW                Created:  2021-­‐04-­‐15  13:25:57  [EST]   (Supp.  No.  58,  Update  2)     Page  57  of  60   2.18.1  Purpose  and  Applicability   The  purpose  of  the  Basic  Development  Review  process  is  to  establish  a  process  for  approval  of  a  site  specific   development  plan  where  the  decision  maker  is  the  Director.  There  is  no  public  hearing  and  the  Basic  Development   Review  process  shall  not  be  construed  to  be  the  same  as  an  Administrative  (Type  1)  review  process  for  which  the   Director,  or  his  designee,  conducts  a  public  hearing.  The  Basic  Development  Review  shall  be  the  review  process   for:     (A)  Those  uses  listed  as  such  in  each  of  the  Article  Four  Zone  Districts.     (B)  Existing  Limited  Permitted  Uses  (Section  1.6.5).     (C)  Expansions  and  Enlargements  of  Existing  Buildings  (Sections  3.8.20  and  3.8.25).     (D)  Building  Permit  Applications  (Division  2.7).     (E)  Minor  Subdivisions  (Section  2.18.2).     (  Ord.  No.  155,  2015  §5,  12/15/15  )   2.18.2  Minor  Subdivisions   A  Minor  Subdivision  is  a  plat  or  replat  that  does  not  create  more  than  one  (1)  new  lot.  A  minor  subdivision  shall  not   be  permitted  if  the  property  is  within  a  parcel,  any  part  of  which  has  been  subdivided  by  a  Minor  Subdivision  plat   within  the  immediately  preceding  twelve  (12)  months.  For  an  unplatted  metes  and  bounds  lot  undergoing  the   Minor  Subdivision  process  to  create  a  platted  lot  with  the  same  boundaries,  Step  6  (Notice)  of  Section  2.18.3  is  not   applicable.     (  Ord.  No.  155,  2015  §5,  12/15/15  )   2.18.3  Basic  Development  Review  and  Minor  Subdivision  Review  Procedures   An  application  for  a  Basic  Development  Review  or  Minor  Subdivision  shall  be  processed  according  to,  in   compliance  with,  and  subject  to  the  provisions  contained  in  Division  2.1  and  Steps  (1)  through  (12)  of  the  Common   Development  Review  Procedures  (Sections  2.2.1  through  2.2.12,  inclusive),  as  follows:     (A)  Step  1  (Conceptual  Review):  Not  applicable.     (B)  Step  2(Neighborhood  Meeting):  Not  applicable.     (C)  Step  3(Development  Application):  Applicable.     (D)  Step  4(Review  of  Applications):  Applicable.     (E)  Step  5(Staff  Report):  Not  applicable  and  in  substitution  thereof,  a  staff  report  shall  be  prepared  in  the   case  of  an  appeal  of  a  final  decision  pursuant  to  Section  2.2.12  (Step  12).     (F)  Step  6  (Notice):  Applicable  only  for  Minor  Subdivisions  that  result  in  the  creation  of  no  more  than  one   (1)  additional  lot.     Step  6(A)  (Mailed  Notice):  Applicable.  Notice  to  be  mailed  to  the  owners  of  record  of  all  real  property   within  eight  hundred  (800)  feet  (exclusive  of  property  rights-­‐of-­‐way,  public  facilities,  parks  or  public   open  space)  of  the  property  lines  of  the  parcel  of  land  to  be  subdivided.     Step  6(B)  (Posted  Notice):  Applicable.     Step  6(C)  (Published  Notice):  Applicable.                  Created:  2021-­‐04-­‐15  13:25:57  [EST]   (Supp.  No.  58,  Update  2)     Page  58  of  60   Step  6(D)  (Supplemental  Notice):  Not  Applicable.     Step  6(E)  Applicable.     (G)  Step  7  (Public  Hearing):  Not  Applicable.     Step  7(A)(1  and  2):  (Decision  maker):  Not  applicable  and  in  substitution  thereof,  the  Director  shall  be   the  decision  maker  and  there  shall  be  no  public  hearing.     Steps  7(B  -­‐  C)  -­‐  Not  Applicable.     Step  7(D)(1  and  2):  (Decision  and  Findings):  Not  applicable  and  in  substitution  thereof,  after   consideration  of  the  development  application,  the  Director  shall  issue  a  written  decision  to  approve,   approve  with  conditions,  or  deny  the  development  application  based  on  compliance  with  the  standards   referenced  in  Step  8  of  the  Common  Development  Review  Procedures  (Section  2.2.8).  The  written   decision  shall  be  mailed  to  the  applicant,  to  any  person  who  provided  comments  during  the  comment   period  and  to  the  abutting  property  owners,  and  shall  also  be  posted  on  the  City's  website  at   www.fcgov.com.     Step  7(D)(3):  (Findings):  Applicable     Step  7(E):  (Notification  to  Applicant):  Applicable.     Step  7(F)(1):  (Recording  of  the  Public  Hearing):  Not  Applicable.     Step  7(F)(2)(a):  (The  Record):  Not  Applicable.     Step  7(F)(2)(b):  (Minutes):  Not  applicable  and  in  substitution  thereof,  the  Director  shall  issue  the   decision  in  writing.     Step  7(F)(2)(c  and  d):  (Verbatim  Transcript  and  Videotape  Recording):  Not  Applicable.     Step  7(G):  (Recording  of  Decisions  and  Plats):  Applicable  for  Minor  Subdivisions  only.     (H)  Step  8  (Standards):  Applicable.     (I)  Step  9  (Conditions  of  Approval):  Applicable.     (J)  Step  10  (Amendments):  Applicable.     (K)  Step  11  (Lapse):  Applicable.     Step  11(A):  (Application  Submittals):  Applicable.     Step  11(B  and  C)  (Lapse):  Not  Applicable.     Step  11(D)(1—8):  (Final  Plan  and  Plan  and  Other  Site  Specific  Development  Plan):  Applicable.     Step  11(D)(9):  (Post  denial  re-­‐submittal  delay):  Not  Applicable.     Step  11(D)(10):  (Automatic  repeal;  waiver):  Applicable.     (L)  Step  12  (Appeals):  Applicable  and  in  explanation  thereof,  appeals  of  the  decision  of  the  Director   regarding  approval,  approval  with  conditions  or  denial  of  a  Basic  Development  Review  and  Minor   Subdivision  shall  be  to  the  Planning  and  Zoning  Board.  Any  such  appeal  shall  be  taken  by  filing  a  notice   of  appeal  of  the  final  decision  of  the  Director  within  14  days  after  the  action  that  is  the  subject  of  the   appeal.  The  appeal  hearing  with  the  Planning  and  Zoning  Board  shall  be  considered  a  new,  or  de  novo,   hearing.  The  decision  of  the  Planning  and  Zoning  Board  on  such  appeals  shall  constitute  a  final  decision   appealable  to  City  Council  pursuant  to  Section  2.2.12  (Step  12).     (  Ord.  No.  155,  2015  §5,  12/15/15  ;  Ord.  No.  019,  2019  ,  §  4,  2/19/19;  Ord.  No.  077,  2019  ,  §4,  7/16/19)   ARTICLE  2  -­‐  ADMINISTRATION   DIVISION  2.19  REASONABLE  ACCOMMODATION  PROCESS         Fort  Collins,  Colorado,  Land  Use        Created:  2021-­‐04-­‐15  13:25:57  [EST]   (Supp.  No.  58,  Update  2)     Page  59  of  60   DIVISION  2.19  REASONABLE  ACCOMMODATION  PROCESS   (A)  Intent.  It  is  the  policy  of  Fort  Collins  to  provide  reasonable  accommodation  for  exemptions  in  the  application   of  its  zoning  laws  to  rules,  policies,  and  practices  for  the  siting,  development,  and  use  of  housing,  as  well  as   other  related  residential  services  and  facilities,  to  persons  with  disabilities  seeking  fair  access  to  housing.  The   purpose  of  this  section  is  to  provide  a  process  for  making  a  request  for  reasonable  accommodation  to   individual  persons  with  disabilities.     (B)  Application.  Any  person  who  requires  reasonable  accommodation,  because  of  a  disability,  in  the  application   of  a  zoning  law  that  may  be  acting  as  a  barrier  to  equal  opportunity  to  housing  opportunities,  or  any  person   or  persons  acting  on  behalf  of  or  for  the  benefit  of  such  a  person,  may  request  such  accommodation.  For   purposes  of  this  section,  "disabled,"  "disability,"  and  other  related  terms  shall  be  defined  as  in  the  federal   Americans  with  Disabilities  Act  of  1990  ("ADA"),  the  Fair  Housing  Act  ("FHA"),  or  their  successor  laws.   Requests  for  reasonable  accommodation  shall  be  made  in  the  manner  prescribed  by  Division  2.19(C).     (C)  Required  Information.   (1)  The  applicant  shall  provide  the  following  information:     (a)  Applicant's  name,  address,  and  telephone  number;     (b)  Address  of  the  property  for  which  the  request  is  being  made;     (c)  The  current  actual  use  of  the  property;     (d)  Confirmation  that  the  subject  individual  or  individuals  are  disabled  under  the  Acts.  Any   information  related  to  the  subject  individual  or  individuals'  disability  shall  be  kept  confidential;     (e)  The  specific  zoning  code  provision,  regulation,  or  policy  from  which  accommodation  is  being   requested;  and     (f)  Why  the  reasonable  accommodation  is  necessary  for  the  subject  individual  or  individuals  with   disabilities  to  have  equal  opportunity  to  use  and  enjoy  the  specific  property.     (2)  Review  With  Other  Land  Use  Applications.  If  the  project  for  which  the  request  for  reasonable   accommodation  is  being  made  also  requires  some  other  development  review,  then  the  applicant  shall   file  the  information  required  by  Division  2.19(C)  together  for  concurrent  review  with  any  other   application  for  development  review  approval.  The  application  for  reasonable  accommodation  will  be   decided  prior  to  any  concurrent  development  review  application  that  is  affected  by  the  request  for   reasonable  accommodation,  including  but  not  limited  to  applications  reviewed  by  the  City  Council,   Planning  and  Zoning  Board  and  Zoning  Board  of  Appeals.     (3)  Timing  of  Application.  An  application  for  reasonable  accommodation  may  be  filed  at  any  time  prior  to   a  final  decision  on  a  development  application,  including  any  applicable  time  for  appeal.     (4)  Effect  of  Application  on  Appeals.  Notwithstanding  any  limitation  found  in  §2-­‐49  or  §2-­‐52  of  the  City   Code,  filing  an  application  for  reasonable  accommodation  will  toll  the  time  for  filing  an  appeal   regarding  a  development  application,  or  hearing  an  appeal  that  has  been  filed,  until  a  decision  on   the  application  for  reasonable  accommodation  is  rendered.   (D)  Review  Procedure.   (1)  Director.  Requests  for  reasonable  accommodation  shall  be  reviewed  by  the  Director,  or  his/her   designee.     ARTICLE  2  -­‐  ADMINISTRATION   DIVISION  2.19  REASONABLE  ACCOMMODATION  PROCESS         Fort  Collins,  Colorado,  Land  Use        Created:  2021-­‐04-­‐15  13:25:57  [EST]   (Supp.  No.  58,  Update  2)     Page  60  of  60   (2)  Interactive  Meeting.  Upon  either  the  request  of  the  Director  or  the  applicant,  the  Director  or  his  or  her   designee  shall  hold  an  interactive  meeting  with  the  applicant  to  discuss  the  reasonable   accommodation  request  in  order  to  obtain  additional  information  or  to  discuss  what  may  constitute  a   reasonable  accommodation  for  a  particular  application.     (3)  Director  Review.  The  Director,  or  his  or  her  designee,  shall  make  a  written  determination  within  forty-­‐ five  (45)  days  of  receiving  an  application,  or  having  an  interactive  meeting,  whichever  date  comes  later,   and  either  grant,  grant  with  modifications,  or  deny  a  request  for  reasonable  accommodation  in   accordance  with  Division  2.19(E).  Information  related  to  the  subject  individual  or  individuals'  disability   shall  be  kept  confidential  and  shall  not  be  included  in  a  public  file.     (E)  Findings  and  Decision.   (1)  Findings.  The  written  decision  to  grant,  grant  with  conditions  or  deny  a  request  for  reasonable   accommodation  shall  be  based  on  consideration  of  the  following  factors:     (a)  Whether  the  property,  which  is  the  subject  of  the  request,  will  be  used  by  an  individual  disabled   under  the  Acts;     (b)  Whether  the  request  for  reasonable  accommodation  is  necessary  to  make  specific  housing   available  to  an  individual  with  a  disability  under  the  Acts;     (c)  Whether  the  requested  reasonable  accommodation  would  impose  an  undue  financial  or   administrative  burden  on  the  City;     (d)  Whether  the  requested  reasonable  accommodation  would  require  a  fundamental  alteration  in   the  nature  of  a  land  use  code  provision;  and     (e)  Any  other  applicable  requirements  of  the  FHA  and  ADA.     (2)  Conditions  of  Approval.  In  granting  a  request  for  reasonable  accommodation,  the  reviewing  authority   may  impose  any  conditions  of  approval  deemed  reasonable  and  necessary  to  ensure  that  the   reasonable  accommodation  would  comply  with  the  findings  required  by  Division  2.19(E)(1).     (3)  Effect  of  Approval.  An  approval,  with  or  without  conditions,  of  an  application  for  reasonable   accommodation  will  be  treated  as  compliance  with  the  Code  section  being  accommodated  but  will  not   affect  any  concurrent  review  not  related  to  the  reasonable  accommodation,  except  that  the  decision   maker  shall  amend  or  modify  any  concurrent  decision  to  incorporate  the  approved  reasonable   accommodation.     (F)  Appeal  of  Determination.  The  applicant  may  appeal  a  determination  granting  or  denying  a  request  for   reasonable  accommodation  to  the  City  Manager  in  accordance  with  Chapter  2,  Article  VI  of  the  Code  of  the   City  of  Fort  Collins.  No  other  review  of  a  reasonable  accommodation  determination  shall  be  allowed  except   as  expressly  provided  within  this  Section.     (Ord.  No.  146,  2017  ,  §2,  11/21/17)