HomeMy WebLinkAbout2018CV01 - SUTHERLAND V. CITY OF FORT COLLINS, ET AL - 022S - FORT COLLINS CO LAND USE CODE 3.2.2Division 3.2, Site Planning and Design Standards
Section 3.2.1(M)
(M) Revegetation. When the development causes any disturbance within any
natural area buffer zone, revegetation shall occur as required in paragraph
3.4.1(E)(2) (Development Activities Within the Buffer Zone) and subsection
3.2.1(F) (Tree Protection and Replacement).
(N) Alternative Compliance. Upon request by an applicant, the decision maker
may approve an alternative landscape and tree protection plan that may be
substituted in whole or in part for a landscape plan meeting the standards of this
Section.
(1) Procedure. Alternative landscape plans shall be prepared and submitted
in accordance with submittal requirements for landscape plans. Each
such plan shall clearly identify and discuss the modifications and
alternatives proposed and the ways in which the plan will better
accomplish the purposes of this Section than would a plan which
complies with the standards of this Section.
(2) Review Criteria. To approve an alternative plan, the decision maker must
first find that the proposed alternative plan accomplishes the purposes of
this Section equally well or better than would a plan which complies with
the standards of this Section.
In reviewing the proposed alternative plan for purposes of determining whether
it accomplishes the purposes of this Section as required above, the decision
maker shall take into account whether the alternative preserves and incorporates
existing vegetation in excess of minimum standards, protects natural areas and
features, maximizes tree canopy cover, enhances neighborhood continuity and
connectivity, fosters nonvehicular access or demonstrates innovative design and
use of plant materials and other landscape elements.
(Ord. No. 90, 1998, 5/19/98; Ord. No. 228, 1998 §92, 12/15/98; Ord. No. 165, 1999 §14,
11/16/99; Ord. No. 59, 2000 §§12, 13, 6/6/00; Ord. No. 186, 2000 §2, 1/2/01; Ord. No. 107,
2001 §§17, 18, 6/19/01; Ord. No. 177, 2002 §7, 12/17/02; Ord. No. 091, 2004 §§6-8,
6/15/04; Ord. No. 104, 2006 §6, 7/18/06; Ord. No. 073, 2008 §4, 7/1/08; Ord. No. 066, 2009
§§5-9, 7/7/09; Ord. No. 080, 2011, §2, 9/6/2011; Ord. No. 051, 2012 §8, 7/17/12; Ord. No.
014, 2013 §§1,2, 2/19/13; Ord. No. 041, 2013 §1, 3/19/13; Ord. No. 092, 2013 §6, 7/16/13;
Ord. No. 086, 2014 §31, 7/1/14)
3.2.2 Access, Circulation and Parking
(A) Purpose. This Section is intended to ensure that the parking and circulation
aspects of all developments are well designed with regard to safety, efficiency
and convenience for vehicles, bicycles, pedestrians and transit, both within the
development and to and from surrounding areas. Sidewalk or bikeway
Article 3, Page 22-2
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Division 3.2, Site Planning and Design Standards
Section 3.2.2(A)
extensions off -site may be required based on needs created by the proposed
development. This Section sets forth parking requirements in terms of numbers
and dimensions of parking stalls, landscaping and shared parking. It also
addresses the placement of drive-in facilities and loading zones.
(B) General Standard. The parking and circulation system within each develop-
ment shall accommodate the movement of vehicles, bicycles, pedestrians and
transit, throughout the proposed development and to and from surrounding
areas, safely and conveniently, and shall contribute to the attractiveness of the
development. The on -site pedestrian system must provide adequate directness,
continuity, street crossings, visible interest and security as defined by the stan-
dards in this Section. The on -site bicycle system must connect to the City's on -
street bikeway network. Connections to the off -road trail system shall be made,
to the extent reasonably feasible.
Examples & Explanations
(C) Development Standards. All developments shall meet the following standards:
(1) Safety Considerations. To the maximum extent feasible, pedestrians shall
be separated from vehicles and bicycles.
(a) Where complete separation of pedestrians and vehicles and bicycles
is not possible, potential hazards shall be minimized by the use of
techniques such as special paving, raised surfaces, pavement
marking, signs or striping, bollards, median refuge areas, traffic
calming features, landscaping, lighting or other means to clearly
delineate pedestrian areas, for both day and night use.
(b) Where pedestrians and bicyclists share walkways, the pedestrian/
bicycle system shall be designed to be wide enough to easily
accommodate the amount of pedestrian and bicycle traffic volumes
that are anticipated. A minimum width of eight (8) feet shall be
required and shall meet American Association of State Highway
and Transportation Officials (AASHTO) guidelines, Guide for
Development of Bicycle Facilities, August 1991, or any successor
publication. Additional width of up to four (4) feet may be required
to accommodate higher volumes of bicycle and pedestrian traffic
within and leading to Community Commercial Districts, Neighbor-
hood Commercial Districts, schools and parks.
(2) Curbcuts and Ramps. Curbcuts and ramps shall be located at convenient,
safe locations for the physically disabled, for bicyclists and for people
pushing strollers or carts. The location and design of curbcuts and ramps
Article 3, Page 23
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Division 3.2, Site Planning and Design Standards
Section 3.2.2(C)
shall meet the requirements of the International Building Code and the
City's Americans With Disabilities Act ramp standards and shall avoid
crossing or funneling traffic through loading areas, drive-in lanes and
outdoor trash storage/collection areas.
(3) Site Amenities. Development plans shall include site amenities that
enhance safety and convenience and promote walking or bicycling as an
alternative means of transportation. Site amenities may include bike
racks, drinking fountains, canopies and benches as described in the Fort
Collins Bicycle Program Plan and Pedestrian Plan as adopted by the City.
(4) Bicycle Facilities. Commercial, industrial, civic, employment and multi-
family residential uses shall provide bicycle facilities to meet the follow-
ing standards:
(a) Required Types of Bicycle Parking. To meet the minimum bicycle
parking requirements, the development must provide required bicy-
cle parking for both Enclosed Bicycle Parking and Fixed Bicycle
Racks.
(b) Bicycle Parking Space Requirements. The minimum bicycle park-
ing requirements are set forth in the table below. For uses that are
not specifically listed in the table, the number of bicycle parking
spaces required shall be the number required for the most similar
use listed.
Use Categories
Bicycle Parking Space
Minimums
% Enclosed Bicycle
Parking/
% Fixed Bicycle Racks
Residential and Institutional Parking Requirements
Multi -Family Residential
I per bedroom
60%/40%
Fraternity and Sorority Houses
I per bed
60%/40%
Group Homes
No requirement
n/a
Recreational Uses
1/2,000 sq. ft., minimum of 4
0%/100%
Schools/Places of Worship or Assembly
and Child Care Centers
1/3,000 sq. ft., minimum of 4
0%/100%
Small Scale Reception Centers in the U-E,
Urban Estate District
1/4,000 sq. ft., minimum of 4
0%/100%
Extra Occupancy Rental Houses
1 per bed
0%/100%
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Division 3.2, Site Planning and Design Standards
Section 3.2.2(C)
Use Categories
Bicycle Parking Space
Minimums
% Enclosed Bicycle
Parking/
% Fixed Bicycle Racks
Nonresidential Parking Requirements
Restaurants
a. Fast food
b. Standard
1.511,000 sq. ft., minimum of 4
1/1,000 sq. ft., minimum of 4
0%/100%
0%/100%
Bars, Taverns and Nightclubs
11500 sq. ft., minimum of 4
0%/100%
Commercial Recreational
1/2,000 sq. ft., minimum of 4
20%/80%
Theaters
1/30 seats, minimum of 4
0%/100%
General Retail
1/4,000 sq. ft., minimum of 4
20%/80%
Personal Business and Service Shop
1/4,000 sq. ft., minimum of 4
20%/80%
Shopping Center
1/4,000 sq. ft., minimum of 4
20%/80%
Medical Office
1/4,000 sq. ft., minimum of 4
20%/80%
Financial Services
1/4,000 sq. ft., minimum of 4
20%/80%
Grocery Store, Supermarket
1/3,000 sq. ft., minimum of 4
20%/80%
General Office
1/4,000 sq. ft., minimum of 4
20%/80%
Vehicle Servicing and Maintenance
4
n/a
Low Intensity Retail, Repair Service,
Workshop and Custom Small Industry
4
n/a
Lodging Establishments
I per 4 units
60%/40%
Health Facilities
115,000 sq. ft., minimum of 4
20%/80%
Industrial: Employee Parking
4
n/a
(c) Alternative Compliance. Upon written request by the applicant, the
decision maker may approve an alternative number of bicycle
parking spaces that may be substituted in whole or in part for the
number that would meet the standards of this Section.
1. Procedure. The alternative bicycle parking plan shall be
prepared and submitted in accordance with the submittal
requirements for bicycle parking plans. Each such plan shall
clearly identify and discuss the modifications and alternatives
proposed and the ways in which the plan will better accomplish
the purposes of this Section than would a plan that complies
with the standards of this Section.
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Article 3, Page 24-1
Division 3.2, Site Planning and Design Standards
Section 3.2.2(C)
2. Review Criteria. To approve an alternative plan, the decision
maker must first find that the proposed alterative plan accom-
plishes the purposes of this Section equally well or better than
would a plan that complies with the standards of this Section.
In reviewing a request for an alternative number of bicycle parking
spaces, the decision maker must consider whether the proposed land use
will likely experience a lower than normal amount of bicycle traffic.
Factors to be taken into consideration in making this determination may
include, but need not be limited to: (i) the nature of the proposed use; (ii)
its location in relation to existing or planned bicycle facilities or infra-
structure; and (iii) its proximity to natural features that make the use of
bicycles for access to the project infeasible.
(5) Walkways.
(a) Directness and Continuity. Walkways within the site shall be
located and aligned to directly and continuously connect areas or
points of pedestrian origin and destination, and shall not be located
and aligned solely based on the outline of a parking lot
configuration that does not provide such direct pedestrian access.
Walkways shall link street sidewalks with building entries through
Article 3, Page 24-2
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Division 3.2, Site Planning and Design Standards
Section 3.2.2(C)
parking lots. Such walkways shall be raised or enhanced with a paved
surface not less than six (6) feet in width. Drive aisles leading to main
entrances shall have walkways on both sides of the drive aisle.
(b) Street Crossings. Where it is necessary for the primary pedestrian
access to cross drive aisles or internal roadways, the pedestrian cross-
ing shall emphasize and place priority on pedestrian access and safety.
The material and layout of the pedestrian access shall be continuous
as it crosses the driveway, with a break in continuity of the driveway
paving and not in the pedestrian access way. The pedestrian crossings
must be well -marked using pavement treatments, signs, striping, sig-
nals, lighting, traffic calming techniques, median refuge areas and
landscaping. (See Figure 3.)
Figure 3
Pedestrian Crossings
(6) Direct On -Site Access to Pedestrian and Bicycle Destinations. The on -site
pedestrian and bicycle circulation system must be designed to provide, or
allow for, direct connections to major pedestrian and bicycle destinations
including, but not limited to, trails, parks, schools, Neighborhood Centers,
Neighborhood Commercial Districts and transit stops that are located
either within the development or adjacent to the development as required,
to the maximum extent feasible. The on -site pedestrian and bicycle circula-
tion system must also provide, or allow for, on -site connections to existing
or planned off -site pedestrian and bicycle facilities at points necessary to
provide direct and convenient pedestrian and bicycle travel from the devel-
opment to major pedestrian destinations located within the neighborhood.
Supp. 47 Article 3, Page 25
I)ivision 3.2, Site Planning and Design Standards
Section 3.2.2(C)
In order to provide direct pedestrian connections to these destinations,
additional sidewalks or walkways not associated with a street, or the
extension of street sidewalks, such as from the end of a cul-de-sac, or other
walkways within the development, to another street or walkway, may be
required as necessary to provide for safety, efficiency and convenience for
bicycles and pedestrians both within the development and to and from
surrounding areas.
(7) Off -Site Access to Pedestrian and Bicycle Destinations. Off -site pedestrian or
bicycle facility improvements may be required in order to comply with the
requirements of Section 3.2.2(E)(1) (Parking Lot Layout), Section 3.6.4
(Transportation Level of Service Requirements), or as necessary to provide
for safety, efficiency and convenience for bicycles and pedestrians both
within the development and to and from surrounding areas.
(8) Transportation Impact Study. In order to identify those facilities that may be
required in order to comply with these standards, all development plans
must submit a Transportation Impact Study approved by the Traffic Engi-
neer, which study shall be prepared in accordance with the Transportation
Impact Study guidelines maintained by the city.
(D) Access and Parking Lot Requirements. All vehicular use areas in any proposed
development shall be designed to be safe, efficient, convenient and attractive,
considering use by all modes of transportation that will use the system, (includ-
ing, without limitation, cars, trucks, buses, bicycles and emergency vehicles).
(1) Pedestrian/Vehicle Separation. To the maximum extent feasible, pedestrians
and vehicles shall be separated through provision of a sidewalk or walkway.
Where complete separation of pedestrian and vehicles is not feasible,
potential hazards shall be minimized by using landscaping, bollards, special
paving, lighting and other means to clearly delineate pedestrian areas.
(2) Access. Unobstructed vehicular access to and from a public street shall be
provided for all off-street parking spaces. Vehicular access shall be provided
in such manner as to protect the safety of persons using such access or
traveling in the public street from which such access is obtained and in such
manner as to protect the traffic -carrying capacity of the public street from
which such access is obtained.
(3) Location. Only off-street parking areas provided to serve uses permitted in
a zone district predominated by residential uses will be allowed in such
district.
(a) Required off-street parking spaces shall be located on the same lot or
premises as the building or use for which they are required unless:
1. such spaces are provided collectively by two (2) or more buildings
or uses on abutting lots in a single parking area located within the
Supp. 47 Article 3, Page 26
Division 3.2, Site Planning and Design Standards
Section 3.2.2 (D)
boundaries of those abutting lots, and the total number of park-
ing spaces supplied collectively is equal to the number of spaces
required by this subdivision for each use considered separately, or
2. an alternative location is approved by the Director provided that
the Director must have determined that such location is perma-
nent and provides close and easy access to users.
(b) Guest Parking. Off-street guest parking spaces in multi -family devel-
opments shall be distributed proportionally to the dwelling unit loca-
tions that they are intended to serve. Such parking shall not be located
more than two hundred (200) feet from any dwelling unit that is
intended to be served.
(c) Pavement. All open off-street parking and vehicular use areas shall be
surfaced with asphalt, concrete or other material in conformance with
city specifications.
(d) Lighting. Light fixtures provided for any off-street parking area ad-
jacent to a residential use or residentially zoned lot shall shield the
source of light from sight and prevent the spillover of direct light onto
the residential use, while still providing security to motorists, pedes-
trians and bicyclists.
(e) Maintenance. The property owner shall be responsible for maintain-
ing any vehicular use area in good condition and free of refuse and
debris and all landscaping in a healthy and growing condition, replac-
ing it when necessary as determined by the City Forester.
(E) Parking Lot Layout.
(1) Circulation Routes. Parking lots shall provide well-defined circulation routes
for vehicles, bicycles and pedestrians.
(2) Traffic Control Devices. Standard traffic control signs and devices shall be
used to direct traffic where necessary within a parking lot.
(3) Orientation. Parking bays shall be perpendicular to the land uses they serve
to the maximum extent feasible. Large parking lots shall include walkways
that are located in places that are logical and convenient for pedestrians.
(4) Landscaped Islands. To the maximum extent feasible, landscaped islands
with raised curbs shall be used to define parking lot entrances, the ends of
all parking aisles and the location and pattern of primary internal access
drives, and to provide pedestrian refuge areas and walkways.
Supp. 47 Article 3, Page 27
Division 3.2, Site Planning and Design Standards
Section 3.2.2 (E)
(5) Points of Conflict. The lot layout shall specifically address the interrelation
of pedestrian, vehicular and bicycle circulation in order to provide contin-
uous, direct pedestrian access with a minimum of driveway and drive aisle
crossings. Remedial treatment such as raised pedestrian crossings, forecourts
and landings, special paving, signs, lights and bollards shall be provided at
significant points of conflict.
(6) Lot SizelScale. Large surface parking lots shall be visually and functionally
segmented into several smaller lots according to the following standards:
(a) Large parking lots shall be divided into smaller sections by landscape
areas. Each section shall contain a maximum of two hundred (200)
parking spaces.
(b) Parking bays shall be landscaped in accordance with the requirements
contained in subsection 3.2.1(E)(5).
(F) User Needs. Layout and design shall anticipate the needs of users and provide
continuity between vehicular circulation, parking, pedestrian and bicycle circu-
lation. Pedestrian drop-off areas shall be provided where needed, especially for
land uses that serve children or the elderly.
(G) Shared Parking. Where a mix of uses creates staggered peak periods of parking
demand, shared parking calculations shall be made to reduce the total amount of
required parking. Retail, office, institutional and entertainment uses may share
parking areas.
(H) Drive-in Facilities. Any drive-in facilities, if permitted by the zone district regula-
tions set forth in Article 4, shall be secondary in emphasis and priority to any
other access and circulation functions. Such facilities shall be located in side or
rear locations that do not interrupt direct pedestrian access along connecting
pedestrian frontage. The design and layout of drive-in facilities for restaurants,
banks, or other uses shall:
(1) avoid potential pedestrian/vehicle conflicts;
(2) provide adequate stacking spaces for automobiles before and after use of
the facility;
(3) provide adequate directional signage to ensure a free -flow through the
facility; and
(4) provide a walk-up service option as well as drive-in.
Supp. 47 Article 3, Page 28
Division 3.2, Site Planning and Design Standards
Section 3.2.2( I )
Co Truck Traffic. All developments that generate truck traffic that is anticipated to
adversely affect a neighborhood by creating noise, dust or odor problems shall
avoid or mitigate those impacts either through physical design or operational
procedures.
(J) Setbacks. Any vehicular use area containing six (6) or more parking spaces or one
thousand eight hundred (1,800) or more square feet shall be set back from the
street right-of-way and the side and rear yard lot line (except a lot line between
buildings or uses with collective parking) consistent with the provisions of this
Section, according to the following table:
Minimum Average of Entire
Landscaped Setback Area (feet)
Minimum Width of Setback at
Any Point (eet)
Along an arterial street
15
5
Along a no arterial street
10
5
Along a lot line *
5
5
* Setbacks along lot lines for vehicular use areas maybe increased by the decision maker in order to enhance
compatibility with the abutting use or to match the contextual relationship of adjacent or abutting
vehicular use areas.
(K) Parking Lots - Required Number of Off -Street Spaces for Type of Use. *
(1) Residential and Institutional Parking Requirements. Residential and institu-
tional uses shall provide a minimum number of parking spaces as defined by
the standards below.
(a) Attached Dwellings: For each two-family and multi -family dwelling
there shall be parking spaces provided as indicated by the following
table:
Number of Bedrooms/Dwelling Unit
Parking Spaces Per Dwelling Unit*
One or less
1.5
Two
1.75
Three
2.0
Four and above
3.0
* Spaces that are located in detached residential garages (but not including parking struc-
tures) or in attached residential garages, which attached garages do not provide direct entry
into an individual dwelling unit, may be credited toward the minimum requirements
contained herein only if such spaces are made available to dwelling unit occupants at no
additional rental or purchase cost (beyond the dwelling unit rental rate or purchase price).
1. Multi -family dwellings and mixed -use dwellings within the Transit -
Oriented Development (TOD) Overlay Zone shall provide a min-
imum number of parking spaces as shown in the following table:
Note: *In accordance with Ordinance 121, Section 2, adopted 9/3/2013, Paragraph 3.2.2(K)(1)(a) shall expire and be of
no further force and effect at the close of business on September 13, 2014, unless extended by ordinance of the City Council.
In accordance with Ordinance 107, adopted 9/2/2014, Paragraph 3.2.2(K)(1)(a) shall expire and be of no further force and
effect at the close of business on December 31, 2014, unless extended by ordinance of the City Council.
Supp. 47 Article 3, Page 29
Division 3.2, Site Planning and Design Standards
Section 3.2.2(K)
Number of Bedroonts/Dwelkng Unit
Parking Spaces Per Dwellin Unit*
One or less
0.75
Two
1
Three
1.25
Four and above
1.5
Rent -by -the Bedroom
Parking Spaces Per Bedroom
All bedrooms
0.75
*Maximum of 115% of minimum requirement unless provided in a structure.
a. Multi -family dwellings and mixed -use dwellings within the
Transit -Oriented Development (TOD) Overlay Zone may
reduce the required minimum number of parking spaces by
providing demand mitigation elements as shown in the fol-
lowing table:
Demand Mitigation Strategy"
Parking Requirement Reduction***
50%
Affordable Housing Dwelling Unit for Sale or
for Rent (equal to or less than 60% Area
Median Income
Transit Passes for each tenant
10%
Car Share
5 spaces/1 car share
Within 1,000 feet walking distance of MAX
100/0
Station. (Walking distance shall mean an
ADA-compliant, contiguous improved
walkway measured from the most remote
building entrance to the transit station and
contained within a public ROW or pedestrian
easement.)
Bicycle & Pedestrian Level of Service A
100/0
Off -Site Parking
1:1
Shared Parking
Based on Approved Alternative Compliance
Parking Impact Study
Based on Approved Alternative Compliance
Participation in the City's Bike Share
Based on Approved Alternative Compliance
Program
Transportation Demand Management
Based on Approved Alternative Compliance
(TDM
**All demand mitigation strategies shall be shown on the site plan and in the Development
Agreement and shall be subject to audit for the duration of the project.
*** Maximum of 50% reduction without provision of a Parking Impact Study or
Transportation Demand Management.
2. Alternative Compliance. Upon written request by the applicant,
the decision maker may approve an alternative parking ratio,
other than the minimum required in the TOD Overlay Zone per
subparagraph 3.2.2(K)(1)(a)(1), that may be substituted in whole
or in part for a ratio meeting the standards of this Section.
a. Procedure. Alternative compliance parking ratio plans shall
be prepared and submitted in accordance with the submittal
requirements for plans as set forth in this Section. The re-
Supp. 47 Article 3, Page 30
Division 3.2, Site Planning and Design Standards
Section 3.2.2(K)
quest for alternative compliance must be accompanied by a
Parking Impact Study, Transportation Demand Manage-
ment proposal, or Shared Parking Study which addresses
issues identified in the City's submittal requirements for such
studies.
b. Review Criteria. To approve an alternative plan, the decision
maker must first find that the proposed alternative plan
accomplishes the purposes of this Section and the TOD
Overlay Zone (3.10) equally well or better than would a plan
which complies with the standards of these Sections. In
reviewing the request for an alternative parking ratio plan in
order to determine whether it accomplishes the purposes of
this Section, the decision maker shall take into account the
objective and verifiable results of the Parking Impact Study,
Transportation Demand Management proposal, or Shared
Parking Study together with the proposed plan's compatibil-
ity with surrounding neighborhoods in terms of potential
spillover parking.
(b) Multi -family, Attached or Two -Family Projects Developed with In-
ternal Streets: Parking on an internal street fronting on a lot or tract
containing multi -family, attached or two-family dwellings (except for
mixed -use dwellings and single-family detached dwellings) may be
counted to meet the parking requirements for the development.
(c) Single -Family Detached: For each single-family dwelling there shall
be one (1) parking space on lots with greater than forty (40) feet of
street frontage or two (2) parking spaces on lots with forty (40) feet or
less of street frontage.
(d) Mobile Homes: For each mobile home in a mobile home park there
shall be two (2) parking spaces per dwelling unit.
(e) Fraternity and Sorority Houses: For each fraternity or sorority house,
there shall be two (2) parking spaces per three (3) beds. The alternative
compliance provisions of Section 3.2.2(K)(1)(a)(2) may be applied to
vary this standard.
(f) Group Homes: For each group home there shall be two (2) parking
spaces for every three (3) employees, and in addition, one (1) parking
space for each four (4) adult residents, unless residents are prohibited
from owning or operating personal automobiles.
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Division 3.2, Site Planning and Design Standards
Section 3.2.2 (K)
(g) Recreational Uses: For each recreational use located in a residential
district there shall be one (1) parking space per four (4) persons
maximum rated capacity.
(h) Schools, Places of Worship or Assembly and Child Care Centers: For
each school, place of worship or assembly and child care center, there
shall be one (1) parking space per four (4) seats in the auditorium or
place of worship or assembly, or two (2) parking spaces per three (3)
employees, or one (1) parking space per one thousand (1,000) square
feet of floor area, whichever requires the greatest number of parking
spaces. In the event that a school, place of worship or assembly, or
child care center is located adjacent to uses such as retail, office,
employment or industrial uses, and the mix of uses creates staggered
peak periods of parking demand, and the adjacent landowners have
entered into a shared parking agreement, then the maximum number
of parking spaces allowed for a place of worship or assembly shall be
one (1) parking space per four (4) seats in the auditorium or place of
worship or assembly, and the maximum number of parking spaces
allowed for a school or child care center shall be three (3) spaces per
one thousand (1,000) square feet of floor area. When staggered peak
periods of parking demand do not exist with adjacent uses such as
retail, office, employment or industrial uses, then the maximum num-
ber of parking spaces allowed for a place of worship or assembly shall
be one (1) parking space per three (3) seats in the auditorium or place
of worship or assembly, and the maximum number of parking spaces
allowed for a school or child care center shall be four (4) spaces per
one thousand (1,000) square feet of floor area.
(i) Small Scale Reception Centers in the U-E, Urban Estate District. For
each reception center there shall be one (1) parking space per four (4)
persons maximum rated occupancy as determined by the building
code.
(j) Extra Occupancy Rental Houses: For each extra occupancy rental
house, there shall be 0.75 (%) parking space per tenant, rounded up to
the nearest whole parking space, plus one (1) additional parking space
if the extra occupancy rental house is owner -occupied. If the lot upon
which such parking spaces are to be situated has more than sixty-five
(65) feet of street frontage length on any one (1) street or abuts an
alley, then each such parking space shall have direct access to the
abutting street or alley and shall be unobstructed by any other parking
space. If such lot has less than sixty-five (65) feet of street frontage
length on any one (1) street and does not abut an alley, then one (1) of
the required parking spaces may be aligned in a manner that does not
provide direct access to the abutting street.
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Division 3, Site Planning and Design Standards
Section 3.2.2 (K)
(k) Short term non -primary rentals and short term primary rentals: The
minimum number of off-street parking spaces required are as follows:
Number of Bedrooms Rented
Number of Off -Street Parking Spaces
1-2
1
3-4
2
5--6
3
The number of additional off-street parking spaces required for more
than six (6) bedrooms rented shall be calculated in the same manner
used in the above chart (e.g. 7-8 bedrooms rented requires four (4)
off-street parking spaces).
Short term rentals licensed pursuant to the Code of the City of Fort
Collins § 15-646 and for which the license application was submitted
prior to October 31, 2017, are exempt from compliance with these
parking requirements so long as such license remains continuously
valid. Subsequent licenses issued pursuant to § 15-646 shall comply
with these parking requirements.
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Division 3.21 Site Planning and Design Standards
Section 3.2.2 / K)
(2) Nonresidential Parking Requirements: Nonresidential uses shall provide a
minimum number of parking spaces. and will be limited to a maximum
number of parking spaces as defined by the standards defined below.
(a) The table below sets forth the number of minimum required and
maximum allowed parking spaces based on the square footage of the
gross leasable area and of the occupancy of specified uses. In the event
that on -street or shared parking is not available on land adjacent to
the use, then the maximum parking allowed may be increased by
twenty (20) percent.
Use
Minimum Parkin • Spaces
Maximum Parkin Spaces
Restaurants
a. Fast Food
7/1000 sq. ft.
1511000 sq. ft.
b. Standard
5/1000 sq. ft.
10/1000 sq. ft.
Bars, Taverns, and Nightclubs
511000 sq. ft.
10/1000 sq. ft.
Commercial Recreational
a. Limited Indoor Recreation
3/1000 sq. ft.
6/1000 sq. ft.
b. Outdoor
.1/person cap
.3/person cap
c. Bowling Alley
2.5/1000 sq. ft.
5/1000 sq. ft.
Theaters
1/6 seats
1/3 seats
General Retail
2/1000 sq. ft.
4/1000 sq. ft.
Personal Business and Service
2/1000 sq. ft.
4/1000 sq. ft.
Shop
Shopping Center
2/1000 sq. ft.
511000 sq. ft.
Medical Office
2/1000 sq. ft.
4.5/1000 sq. ft.
Financial Services
2/1000 sq. ft.
3.5/1000 sq. ft.
Grocery Store, Supermarket
3/1000 sq. ft.
6/1000 sq. ft.
General Office
1/1000 sq. ft.
3/1000 sq. ft. or .75/employee on
the largest shift or 4.5/1000 sq.
ft. if all additional parking spaces
gained by the increased ratio
(over 3/1000 sq. ft.)
are contained within
a parking garage/structure
Vehicle Servicing & Maintenance
2/1000 sq. ft.
5/1000 sq. ft.
Low Intensity Retail, Repair
1/1000 sq. ft.
2/1000 sq. ft.
Service, Workshop and Custom
Small Industr
Lodging Establishments
0.5/unit
1/unit
Health Facilities
a. Hospitals
0.5/bed
1/bed
b. Long -Term Care Facilities
.33/bed plus 1/two employees
on major shift
Industrial: Employee Parking
0.5/employee
.75/employee
(b) Existing Buildings Exemption: Change in use of an existing building
shall be exempt from minimum parking requirements. For the expan-
sion or enlargement of an existing building which does not result in
the material increase of the building by more than twenty-five (25)
percent, but not to exceed five thousand (5,000) square feet in the
aggregate, shall be exempt from minimum parking requirements. For
Supp. 41 Article 3, Page 33
Division 3.2, Site Planning and Design Standards
Section 3.2.2 (K)
the redevelopment of a property which includes the demolition of
existing buildings, the minimum parking requirement shall be applied
to the net increase in the square footage of new buildings.
(c) TOD Overlay Zone Exemption: If new development is proposed
within the Transit -Oriented Development (TOD) Overlay zone, twenty-
five (25) percent of the square footage of gross leaseable area of such
new development, but not to exceed five thousand (5,000) square feet
in the aggregate, shall be exempt from minimum parking require-
ments. The exemption shall be distributed proportionally among the
uses contained in a mixed -use development.
(d) For uses that are not specifically listed in subsections 3.2.2(K)(1) or
(2), the number of parking spaces permitted shall be the number
permitted for the most similar use listed.
(e) For non-residential uses within the Transit -Oriented Development
(TOD) Overlay Zone the required minimum number of parking
spaces may be reduced by providing demand mitigation strategies as
shown in the following table:
Demand Mitigation Strate **
Parking Requirement Reduction
Transit Passes for every employee within the
10%
development
Car Share
5 spaces/1 car share
Within 1,000 feet walking distance of MAX
100/0
Station. (Walking distance shall mean an
ADA-compliant, contiguous improved
walkway measured from the most remote
building entrance to the transit station and
contained within a public ROW or pedestrian
easement.
Off -Site Parkin
1:1
Bicycle & Pedestrian Level of Service A
10%
Shared Parking
Based on approved alternative compliance
Parking Impact Study
Based on approved alternative compliance
Transportation Demand Management
Based on approved alternative compliance
TDM
**All demand mitigation strategies shall be shown on the site plan and in the Development
Agreement and shall be subject to audit for the duration of the project.
(3) Alternative Compliance. Upon written request by the applicant, the deci-
sion maker may approve an alternative parking ratio (as measured by the
number of parking spaces based on the applicable unit of measurement
established in the table contained in Section 3.2.2(K)(2)(a) for nonresiden-
tial land uses or the number of parking spaces based on use for recreational
and institutional land uses) that may be substituted in whole or in part for a
ratio meeting the standards of this Section.
(a) Procedure. Alternative compliance parking ratio plans shall be pre-
pared and submitted in accordance with the submittal requirements
Supp. 41 Article 3, Page 34
Division 3.2, Site Planning and Design Standards
Section 3.2.2(K)
for plans as set forth in this Section. Each such plan shall clearly
identify and discuss the modifications and alternatives proposed and
the ways in which the plan will better accomplish the purpose of this
Section than would a plan which complies with the standards of this
Section. The request for alternative compliance must be accompanied
by a Parking Impact Study, Transportation Demand Management
analysis, or Shared Parking Study which addresses issues identified in
the City's submittal requirements for such studies.
(b) Review Criteria. To approve an alternative plan, the decision maker
must first find that the proposed alternative plan accomplishes the
purposes of this Section equally well or better than would a plan
which complies with the standards of this Section. In reviewing the
request for an alternative parking ratio plan in order to determine
whether it accomplishes the purposes of this Section, as required
above, the decision maker shall take into account the number of
employees occupying the building or land use, the number of expected
customers or clients, the availability of nearby on -street parking (if
any), the availability of shared parking with abutting, adjacent or
surrounding land uses (if any), the provision of purchased or leased
parking spaces in a municipal or private parking lot meeting the
requirements of the city, trip reduction programs (if any), or any other
factors that may be unique to the applicant's development request.
The decision maker shall not approve the alternative parking ratio
plan unless it:
1. does not detract from continuity, connectivity and convenient
proximity for pedestrians between or among existing or future
uses in the vicinity,
2. minimizes the visual and aesthetic impact along the public street
by placing parking lots to the rear or along the side of buildings,
to the maximum extent feasible,
minimizes the visual and aesthetic impact on the surrounding
neighborhood,
4. creates no physical impact on any facilities serving alternative
modes of transportation,
5. creates no detrimental impact on natural areas or features,
6. maintains handicap parking ratios, and
Supp. 41 Article 3, Page 34.1
Division 3.2, Site Planning and Design Standards
Section 3.2.2 (K)
7. for projects located in D, L-M-N, M-M-N and C-C zone districts, 1'
conforms with the established street and alley block patterns, and
places parking lots across the side or to the rear of buildings.
(c) For recreational and institutional land uses that are required to
provide a minimum amount of parking, a request for alternative
compliance to provide parking below the required minimum must
follow the same procedure and be held to the same review criteria as
described in Section 3.2.2(K)(3)(a) and 3.2.2(K)(3)(b), and in addi-
tion, must demonstrate:
1. that there will be no dispersal of spillover parking onto surround-
ing, adjacent or abutting land uses, and
2. that there will be no dispersal of spillover parking onto surround-
ing, adjacent or abutting public streets (or private streets not
under legal ownership of the applicant) where parking is prohib-
ited.
Notwithstanding the spillover parking prohibitions above, spillover
parking may be allowed pursuant to this subsection for "Special Event
Parking," meaning parking associated with a recreational facility,
activity or institution expected to occur no more than four (4) times
per year for school assemblies, pageants, graduations, religious cele-
brations or other ceremonies or events that occur so infrequently that
the public can reasonably be expected to accept the inconvenience of
spillover parking on such infrequent occasions.
(4) Exception to the General Office Parking Standard. An exception to the
general office parking standard as established in the table contained in
Section 3.2.2(K)(2)(a) shall be permitted for the purpose of ensuring that
the parking provided is adequate but not in excess of the users' needs.
Requests for exceptions to the general office parking standard shall be
reviewed according to the procedure and criteria contained in subpara-
graphs (a) and (b) below. Exceptions shall be available to those projects
where the number of anticipated employees can be reasonably estimated,
and such exceptions shall apply only to the ratio between the number of
parking spaces and the number of employees, and not to the ratio between
the number of parking spaces and the gross leasable area.
Supp. 41 Article 3, Page 34.2
Division 3.2, Site Planning and Design Standards
Section 3.2.2(K)
(a) Procedure. All requests for exceptions to the general office parking
standard shall be submitted in accordance with the submittal
requirements for plans as set forth in this subsection. Each such
request shall clearly identify and discuss the proposed project and
the ways in which the plan will accomplish the general purpose of
this subsection. The request for an exception to the standard must
be accompanied by an estimated number of employees. In addition,
a traffic impact study containing a trip generation analysis or other
relevant data describing the traffic and parking impacts of any
proposed general office land use or activity shall be submitted.
(b) Review Criteria. To approve an exception to the standard, the
decision maker must first find that the proposed project
accomplishes the general purpose of this Section. In reviewing the
request for an exception to the standard parking ratio and in order to
determine whether such request is consistent with the purposes of
this subsection, as required above, the decision maker shall take
into account the anticipated number of employees occupying the
building, the number and frequency of expected customers or
clients, the availability of nearby on -street parking (if any), the
availability of shared parking with abutting, adjacent or surrounding
land uses (if any), the provision of purchased or leased parking
spaces in a municipal or private parking lot meeting the
requirements of the city, travel demand management programs (if
any), or any other factors that may be unique to the applicant's
development request. The decision maker shall not approve an
exception to the general office parking standard unless it:
1. does not detract from continuity, connectivity and convenient
proximity for pedestrians between or among existing or future
uses in the vicinity,
2. minimizes the visual and aesthetic impact along the public
street of the proposed increased parking by placing parking lots
to the rear or along the side of buildings, to the maximum
extent feasible,
3. minimizes the visual and aesthetic impact of such additional
parking on the surrounding neighborhood,
Article 3, Page 35
Supp. 24
Division 3.2, Site Planning and Design Standards
Section 3.2.2(K)
4. creates no physical impact on any facilities serving alternative
modes of transportation,
5. creates no detrimental impact on natural areas or features,
6. maintains handicap parking ratios,
7. for projects located in D, L-M-N, M-M-N and C-C zone
districts, conforms with the established street and alley block
patterns, and places parking lots across the side or to the rear of
buildings,
8. results in a ratio that does not exceed one -space -per -employee
(1:1), and
9. is justified by a travel demand management program which has
been submitted to and approved by the city.
(5) Handicap Parking.
(a) Handicapped spaces. Parking spaces for the physically
handicapped shall have a stall width of thirteen (13) feet unless the
space is parallel to a pedestrian walk. Other dimensions shall be the
same as those for standard vehicles. Any such spaces shall be
designated as being for the handicapped with a raised standard
identification sign.
(b) Location. Handicap parking spaces shall be located as close as
possible to the nearest accessible building entrance, using the
shortest possible accessible route of travel. When practical, the
accessible route of travel shall not cross lanes for vehicular traffic.
When crossing vehicle traffic lanes is necessary, the route of travel
shall be designated and marked as a crosswalk.
(c) Marking. Every handicap parking space shall be identified by a
sign, centered between three (3) feet and five (5) feet above the
parking surface, at the head of the parking space. The sign shall
include the international symbol of accessibility and state
RESERVED, or equivalent language.
Article 3, Page 36
Supp. 24
Division 3.2, Site Planning and Design Standards
Section 3.2.2(K)
d () Each parking lot shall contain at least the minimum specified num-
ber of handicap spaces as provided in the table below. Regardless
of the number of handicap spaces required, at least one (1) such
space shall be designated as a van -accessible space, and must be a
minimum of eight (8) feet wide and adjoin a minimum eight -foot -
wide access aisle.
NUMBER OF HANDICAP PARKING SPACES
Total Parking Spaces in Lot
Minimum Required Number of Accessible Spaces
1-25
1
26-50
2
51-75
3
76-100
4
101-150
5
151-200
6
201-300
7
301-400
8
401-500
9
501-1,000
2% of total spaces
Over 1,000
20 spaces plus 1 space for every 100 spaces, or
fraction thereof, over 1,000
(6) Loading Zones. All development shall provide loading zones and service
areas adequately sized to accommodate the types of vehicles that use
them. Such loading zones and service areas shall be indicated on the
development plan.
(L) Parking Stall Dimensions. Off-street parking areas for automobiles shall meet
the following minimum standards for long- and short-term parking of standard
and compact vehicles:
(1) Standard Spaces. Parking spaces for standard vehicles shall conform
with the standard car dimensions shown on Table A.
(2) Compact Vehicle Spaces in Long-term Parking Lots and Parking Struc-
tures. Those areas of a parking lot or parking structure that are approved
as long-term parking have the option to include compact parking stalls.
Such approved long-term parking areas may have up to forty (40) percent
compact car stalls using the compact vehicle dimensions set forth in
Table B, except when no minimum parking is required for a use pursuant
to subsection 3.2.2(K), in which event the number of compact car stalls
allowed may be greater than forty (40) percent. No compact spaces shall
Cbe designated as handicap parking spaces.
Article 3, Page 37
Supp. 38
Division 3.2, Site Planning and Design Standards
Table A
Section 3.2.2(L)
Standard Vehicle Dimensions in feet
A
B
C
D
E
F
G
00
8
23
8
23
20
12
Yr
8.5
20
17.4
17
20
15
450
8.5
20
20.2
12
20
15
60°
9
19
21
10.4
24
20
900
9
19
19
9
24*
20**
Table B
Compact Vehicle Dimensions in feet
A
B
C
D
E
F
G
00
7.5
19
7.5
19
20
12
30°
7.5
16.5
14.8
15
20
15
450
7.5
16.5
17
10.6
20
15
600
8
16
17.9
9.2
24
20
900
8
15
15
8
24*
20**
A -Angle of Parking
B-Stall Width * When garages are located along a driveway and are
C-Stall Length opposite other garages or buildings, the driveway width
D-Stall Depth must be increased to 28 feet.
E-Curb Length
F-Two-Way Drive Aisle Width ** When an overhang is allowed to reduce stall depth,
G-One-Way Drive Aisle Width aisle width must be increased to 22 feet.
(See Figure 4)
Figure 4
Parking Stall Dimensions
Article 3, Page 38
Supp. 38
Division 3.2, Site Planning and Design Standards
Section 3.2.2(L)
3 () Long -Tenn Parking
a king Stalls. As an option in long-term parking areas, all
long-term parking stalls may be designated using the following stall
dimensions:
Parking Angle
Stag Width
SWU Length
0
8
21
30
8
19
45
8
19
60
8.5
18
90
8.5
18
(4) Vehicular Overhang. The stall dimensions indicated above may be modi-
fied with respect to vehicular overhang as indicated in Figure 5, except
that compact vehicle spaces may not be reduced in depth to a dimension
that is less than the required depth indicated above.
(M) Landscaping. The following minimum standards shall apply to all parking lot
landscaping plans:
(1) Landscaping Coverage. At least six (6) percent of the interior space of
any parking lot containing at least one thousand eight hundred (1800)
square feet and containing not less than six (6) or more than one hundred
(100) spaces, and ten (10) percent of the interior space of any parking lot
with more than one hundred (100) spaces, shall be devoted to landscaping
meeting the standards set forth in this Division. See Figure 1 at Section
3.2.1(E).
(2) Installation. Except as provided herein, no certificate of occupancy for
property with an off-street parking area required to provide landscaping
in conformance with these regulations shall be issued unless all land-
scaping on the property has been installed in accordance with an
approved landscape plan for such property. In the event that such land-
scape installation has not been completed, an occupancy permit may be
issued upon the receipt by the City of a cash deposit, bond, letter of credit
or other satisfactory financial guarantee in the amount of one hundred
twenty-five (125) percent of the estimated cost of the landscaping
improvements determined by an executed contract to install such land-
scaping or by adequate appraisals of such cost. Such bond, cash deposit
or equivalent shall further guarantee the continued maintenance and
replacement of the landscaping for a period of two (2) years after instal-
lation, but the amount of the same shall be reduced after installation is
completed to twenty-five (25) percent of the actual cost of such
Article 3, Page 39
Supp. 38
Division 3.2, Site Planning and Design Standards
A
Mi
Section 3.2.2(M)
landscaping. Any bond, cash deposit or equivalent deposited pursuant to
this requirement shall be released upon certification by the Building Per-
mits and Inspections Director that the required landscaping program has
been completed and maintained in accordance with the requirements of
the bond.
Figure 5
Vehicular Overhang for
Standard -Size Parking Stalls
Parked vehicles may overhang a landscape area or walkway
with a corresponding two -foot (2') reduction in paved stall
length if a curb or wheel stop is provided.
WM,ICWAY oR R.E&AMED iAr.-V I VE
AREA
Y�c
CLfPR
oaERHAN6 "'�R4 0�
I i wwee� s�PS
p'
t9' ii 19' wrALL
I4,
[cowa D E NG 0 A-r D
�A
r
--.0
Parked vehicles may overhang both sides of a
landscape area at least 7 feet wide or a
walkway at least 8 feet wide, as described above.
HEAD -IN PARKING
7
9'
n lk.
ANGLED PARKING
Article 3, Page 40
Supp. 38
Division 3.2, Site Planning and Design Standards
Section 3.2.2(M)
(3) Landscape Irrigation. Except as provided herein, no certificate of occu-
pancy shall be issued for any building on any portion of a property required
by this Article to have an irrigation system, unless the entire irrigation
system has been installed in accordance with an approved irrigation plan for
such property. In the event that such irrigation system installation has not
been completed, a certificate of occupancy may be issued upon the receipt
by the City of a bond, cash deposit or equivalent conditioned on and
guaranteeing the installation of the entire irrigation system shown on the
approved irrigation plan. Such bond, cash deposit or equivalent shall be in
the amount of one hundred twenty-five (125) percent of the estimated cost
of the irrigation system determined by an executed contract to install such
irrigation system or by adequate appraisals of such cost. Any bond, cash
deposit or equivalent deposited pursuant to this requirement shall be
released upon certification by the Building Permits and Inspections Direc-
tor that the required irrigation system has been completed in accordance
with the requirements of the bond.
(Ord. No. 90, 1998, 5/19/98; Ord. No. 228, 1998 §§13 15, 12/15/98; Ord. No. 99, 1999
§6, 6/15/99; Ord. No. 165, 1999 §15, 11/16/99; Ord. No. 59, 2000 §§14, 15, 6/6/00; Ord. No. 183,
2000 §§9, 10, 12/19/00; Ord. No. 107, 2001 §19, 6/19/01; Ord. No. 087, 2002 §§3, 4, 6/4/02; Ord.
No. 140, 2002 §2, 10/1/02; Ord. No. 177, 2002 §8, 12/17/02; Ord. No. 090, 2003 §§1, 2, 6/17/03;
Ord. No. 056, 2004 §1, 4/20/04; Ord. No. 091, 2004 §9, 6/15/04; Ord. No. 198, 2004 §4, 12/21/04;
Ord. No. 070, 2005 §5, 7/5/05; Ord. No. 123, 2005 §4, 11115105; Ord. No. 161, 2005 §5, 12/20/05;
Ord. No. 104, 2006 §12, 7/18/06; Ord. No. 192, 2006 §§2-4, 12/19/06; Ord. No. 081, 2007
§5, 7/17/07; Ord. No. 049, 2008 §2, 5/20/08; Ord. No. 066, 2009 §10, 7/7/09; Ord. No. 120, 2011
§9, 9/20/2011; Ord. No. 051, 2012 §9, 7/17/12; Ord. No. 041, 2013 §§2, 3, 3/19/13; Ord. No. 092,
2013 §§7,8, 7/16/13; Ord. No. 121, 2013 §1, 9/3/13; Ord. No. 107, 2014, 9/2/14; Ord. No. 163.
2014 §1, 11/18/14; Ord. No. 065, 2015 §2, 7/7/15; Ord. No. 044, 2017, §4, 3/21/17; Ord. No. 059.
2017, §§ 6, 7, 5/2/17; Ord. No. 128, 2017, § 3, 9/19/17)
3.2.3 Solar Access, Orientation, Shading
(A) Purpose. It is the City's intent to encourage the use of both active and passive solar
energy systems for heating air and water in homes and businesses, as long as
natural topography, soil or other subsurface conditions or other natural condi-
tions peculiar to the site are preserved. While the use of solar energy systems is
optional, the right to solar access is protected. Solar collectors require access to
available sunshine during the entire year, including between the hours of 9:00 am
and 3:00 pm, MST, on December 21, when the longest shadows occur. Addition-
ally, a goal of this Section is to ensure that site plan elements do not excessively
shade adjacent properties, creating a significant adverse impact upon adjacent
property owners. Thus, standards are set forth to evaluate the potential impact of
shade caused by buildings, structures and trees.
C (B) General Standard. All development shall be designed throughout to accommo-
date active and/or passive solar installations to the extent reasonably feasible.
Supp. 49 article 31 Page 41
Division 3.2, Site Planning and Design Standards
Section 3.2.3(C)
i.
(C) Solar -Oriented Residential Lots. At least sixty-five (65) percent of the lots less
than fifteen thousand (15,000) square feet in area in single- and two-family
residential developments must conform to the definition of a "solar -oriented lot"
in order to preserve the potential for solar energy usage.
(D) Access to Sunshine. The elements of the development plan (e.g., buildings, circu-
lation, open space and landscaping) shall be located and designed, to the maxi-
mum extent feasible, to protect access to sunshine for planned solar energy
systems or for solar -oriented rooftop surfaces that can support a solar collector or
collectors capable of providing for the anticipated hot water needs of the build-
ings in the project between the hours of 9:00 a.m. and 3:00 p.m. MST, on
December 21.
(E) Shading.
(1) The physical elements of the development plan shall be, to the maximum
extent feasible, located and designed so as not to cast a shadow onto
structures on adjacent property greater than the shadow which would be
cast by a twenty -five-foot hypothetical wall located along the property lines
of the project between the hours of 9:00 am and 3:00 pm, MST, on
December 21. This provision shall not apply to structures within the follow-
ing high -density zone districts: Downtown, Community Commercial, and
Transit -Oriented Overlay District.
(2) The impact of trees shall be evaluated on an individual basis considering the
potential impacts of the shading and the potential adverse impacts that the
shading could create for the adjacent properties in terms of blocking
sunlight in indoor living areas, outdoor activity areas, gardens and similar
spaces benefiting from access to sunlight. Shading caused by deciduous
trees can be beneficial and is not prohibited.
(F) Alternative Compliance. Upon request by an applicant, the decision maker may
approve an alternative site layout that may be substituted in whole or in part for
a plan meeting the standards of this Section.
(1) Procedure. Alternative compliance plans shall be prepared and submitted in
accordance with submittal requirements for plans as set forth in this Sec-
tion. The plan shall clearly identify and discuss the modifications and
alternatives proposed and the ways in which the plan will better accomplish
the purpose of this Section than a plan which complies with the standards
of this Section.
Supp. 49 Article 3, Page 42