HomeMy WebLinkAbout166 - 12/02/2025 - AMENDING THE LAND USE CODE OF THE CITY OF FORT COLLINS REGARDING COMMERCIAL CORRIDORS AND CENTERSORDINANCE NO.166,2025
OF THE COUNCIL OF THE CITY OF FORT COLLINS
AMENDING THE LAND USE CODE OF THE CITY OF FORT
COLLINS REGARDING COMMERCIAL CORRIDORS AND
CENTERS
A.The City of Fort Collins,as a home-rule municipality,is authorized by Article
XX,Section 6 of the Colorado Constitution,the provisions of state statutes,and its City
Charter to develop and implement policies and ordinances regulating the development of
land within the City.
B.In 2024,City Council approved Ordinance 055,2024,with an effective date
of May 27,2024,to adopt the current Land Use Code by reference to replace the previous
Land Use Code originally adopted in 1997.
C.When the current Land Use Code was adopted,City Council and staff
understood that the Land Use Code would be subject to future amendments,not
only for the purpose of clarification and correction of errors,but also for the purpose of
ensuring that the Land Use Code remains a dynamic document responsive to community
needs and changing conditions.
D.The Land Use Code amendments set forth in this Ordinance focus on
updating the Transit-Oriented Development (TOD)Overlay,the Harmony Corridor and
Employment zone districts,building types and design standards,changes of use and
amendments,and additional clarifications and corrections of existing Land Use Code
provisions.
E.On October 16,2025,the Planning and Zoning Commission recommended
to City Council on a 6-0 vote (Bruxvoort absent)that City Council adopt the Land Use
Code amendments set forth in this Ordinance.
F.City Council has determined that adoption of the amendments set forth in
this Ordinance is in the best interests of the city and promote the general public health,
safety,and welfare.
In light of the foregoing recitals,which the Council hereby makes and adopts as
determinations and findings,BE IT ORDAINED BY THE COUNCIL OF THE CITY OF
FORT COLLINS as follows:
Section 1.ARTICLE I GENERAL PURPOSE AND PROVISIONS,DIVISION 1.2
TITLE,PURPOSE,AND AUTHORITY Section 1.2.1,PURPOSE is hereby amended to
read as follows:
(K)Improving the design,quality and character of development.
(L)Fostering a more integrated and purposeful development pattern that incorporates
a resilient balance of uses.
(M)Encouraging appropriate development and redevelopment within established
areas.
(N)Encouraging a wide variety of housing opportunities at various densities that are
well-served by public transportation for people of all ages,abilities,and income levels.
The purpose statements set forth in this Section and all other purpose statements set
forth in this Land Use Code are not intended to be interpreted or applied as binding
standards,terms,conditions,requirements,or procedures pursuant to Section 1.2.4 or
otherwise,unless specifically referenced in the Land Use Code including but not limited
to Sections 6.8.2 and 6.14.4,and only to the extent the purpose statements in this Section
reasonably apply in consideration of the specific context.Purpose statements are solely
intended to provide guidance in the interpretation and application of the accompanying
Land Use Code standards that have been adopted to implement the purposes described
in such statements.
Section 2.ARTICLE 1 GENERAL PURPOSE AND PROVISIONS,DIVISION 1.2
TITLE,PURPOSE,AND AUTHORITY Section 1.2.4,APPLICABILITY is hereby
amended to read as follows:
1.2.4 Applicability
The provisions of this Code shall apply to any and all development of land,as defined in
Article 7 of this Code,within the municipal boundaries of the City,unless expressly and
specifically exempted or provided otherwise in this Code.For example,this Code is
meant to complement and not override or substitute for the requirements of Chapter 14
of the Code of the City of Fort Collins regarding landmarks.No development shall be
undertaken without prior and proper approval or authorization pursuant to the terms of
this Code.All development shall comply with the applicable terms,conditions,
requirements,standards and procedures established in this Code.However,(1)purpose
statements set forth in this Code,and (2)City Council adopted policy plans,including but
not limited to City Plan and its adopted elements or sub-area plans,are not intended to
establish applicable terms,conditions,requirements,standards or procedures,unless
explicitly identified and specified otherwise in this Code.Instead,purpose statements and
Council adopted policy plans are solely intended to provide guidance in the interpretation
and application of the accompanying Land Use Code standards that have been adopted
to implement the purposes described in such statements.
Section 3.ARTICLE 2 ZONE DISTRICTS 2.1 RESIDENTIAL DISTRICTS Section
2.1.2 UE Urban Estates District is hereby amended to read as follows:
The following building types are permitted in the UE District:
BUILDING TYPES LOT SIZE LOT BUILDING
WIDTH HEIGHT
ADDIT ONAL REQU REMENTS
Detached House 21.780 It
(Urban &Suburban)(1/2 Acre)mm.
Duplex 21.780 It’
(1/2 Acre)mm.
100 nun,3 Stories max.Only one detached house on a lot,nay
include one (1)ADU
100’mm.3 Stories max Only one duplex on a lot,shall not be
combined with a detached house or ADIJ
Residential cluster See section 3.1.10 3 Stories max.See other Articles
Section 4.ARTICLE 2 ZONE DISTRICTS 2.1 RESIDENTIAL DISTRICTS Section
2.1.3 RE Residential Eoothills District is hereby amended to read as follows:
Accessory Dwelling Un N/A No taller than Located on the same lot with a detached
Detached house house
on the same lot
Detached Accessory 21,780 Ft 100’mm.30’max Located on the same lot with a primary
Structure (1/2 Acre)mm use
Shopfront N/A N/A 3 Stories max.Seo o her Articles
General N/A N/A 3 Stories max.See other Articles
The to lowing building types are permitted in the 1W District:
BUILDING
TYPES
LOT SIZE LOT BUILDING
WIDTH HEIGHT
ELEVATION ADDITIONAL
REQUIREMENTS
General N/A
ResIdential
C uster
3 Stories max.
See section 3.1.10 3 Stories max.
Section 5.ARTICLE 2 ZONE DISTRICTS 2.1 RESIDENTIAL DISTRICTS Section
2.1.4 RL Low Density Residential District is hereby amended to read as follows:
BUI DING TYPES
The to Iowng buiId~ng ty es are permitted in the RL District:
Detached ouse 1 max.
(Urban &S rban)
The greater of 6000 ft or
three (3)times he total
floor area of all buildings
ADDITIONAL
REQUIREMENTS
N/A
The total number ol
units shall not exceed
one (1)Detached house
and one (1)ADU.
excluding an ADU
Refer to Building Types
4ctLcl~1 and V5t
Standards Art iclt4 for
specific definitions.
Detached 100,000 It2 3 Stories max.Only one detached house
House (Urban &(2.29 Acres)on a lot.may include one (I)
Suburban)mm.ADU
Accessory N/A No taller than
Dwelling Unit Detached house
on the same lot
Detac ed
Accessory
Structu
100.000 I’
(2.29 Acres)
mm.
200 mm.30’max.
Located on the same lot
with a detached house
No elevation of any
building built on a lot
in the RF District shall
extend above Five
thousand two
hundred fiFty (5.250
feet above mean sea
level,
Located on the same lot
with a primary use
See other Articles
See other Articles
BUILDING TYPES U OF UNITS LOT AREA
Accessory Owe ing Located on the
Unit (Attached &max.N/A same lot with a
De ac ed)detached house
Detached Accessory Located on the
S ctUre same lot with andSeeSection3.1.8 behind a detached
house
General N A N/A See other Articles
HEIGHT SETBACK
U per Story Above 2 stories,a 25’m
Setback upper story setback sha
apply.
Applies only to the General Building Type.
Section 6.ARTICLE 2 ZONE DISTRICTS 2.1 RESIDENTIAL DISTRICTS Section
2.1.5 MEl Manufactured Housing District is hereby amended to read as follows:
The following building types are permitted in the MR Distnct:
BU)DING BUILDING HEIGHT FOOTPRINT ADDITIONAL
TYPES STANDARDS
Mo Ia Horn.3 Stories max N/A Lot may include One (I)
AOL).
Accessory DwellIng Unit No taller than Mobile Home on No greater than Mobile Home on Only one (I)AOL)on a lot
(0.ached 8 Attached)the same lot,the same lot with a Mobile Home.
Detached Accessory 28’max.800 it2 Located on the same lot
Structure with a primary use.
Gene al 3 Stories max 5.000 ft See Articles 4 and 5
Section 7.ARTICLE 2 ZONE DISTRICTS 2.1 RESIDENTIAL DISTRICTS Section
2.1.6 OT Old Town District is hereby amended to read as follows:
PURPOSE
The Old Town District is intended to preserve the unique history,character,and scale of
the neighborhoods and buildings located adjacent to Downtown and Colorado State
University (CSU).The District is divided into three (3)subdistricts intended to encourage
a mix of building types and intensities as permitted by each subdistrict,which are
described on the following pages.The Old Town Districts consists of the following three
(3)sub-districts:
OT-A
Old Town District,Low
BUILDING TYPES
The to owing bu’Iding types are perm e
the CT-A subdstrict:
In
U INOTYPES LOTAREA FLOOR ADDITIONALSITE
AREA REQUIREMENT
Detached House 6,000 it2 mm.2400 it2 mar N/A
(urban 8 Suburban)
Accessory Dwelling See Section Located on the same lot with a
Unit (Attached 8 3.1 9 Detached House
Detached)
Detached Accesso y c c Located on the same lot with a
Structure ec echo primary misc
General /See other Articles
OT-B
Old Town District,Medium
The total number
of units shalt not
exceed two (2)
on a tot.
Refer to gui/dine
Types Article Sand
Qs,e_,Stwxia&s Article
iL for specific defini
tions.
PURPOSE
The Old Town District,Medium (OT-B)subdistrict is intended to preserve and enhance
the character of existing neighborhoods that have a predominance of single-unit and low-
to medium-density multi-unit housing.
BUILDING TYPES
The following building types are permitted
BUILDING TYPES UNITS’LOT AREA
Detached House (Urban 5.000 ft2 mm.
&Suburban)
Duplex 2 max.
Triplex 3 max.
Apartment BuildIng 4 max.
in the CT-B subdistrict:
FLOOR AREA ADDITIONAL SITE REQUIREMENT
2,400 It’max.N/A
40%of lot area max.
70%of lot area max.
85%of lot area max.N/A
Accessory Dwelling Unit See Section 3.1.9 Located on the same lot with a Detached
(Attached &Detached)House.Duplex,or Triplex
Detached Accessory See SectIon 318 Located on the same lot with a primary
Structure ..use
General See other Articles
‘The total number of units shall not exceed four (4)units on a lot.
Refer to Building Tynes Article Sand Use Standards Article 4/or specific definitions,
OT-C
Old Town District,High
PURPOSE
The Old Town District,High (OT-C)subdistrict is intended as a transition between
Downtown,the CSU campus,and adjacent neighborhoods.OT-C supports a more
intensive mix of commercial and residential land uses.
5.000 It’mm.
6.000 ft1 mm.
6.000 It’mm.
N/A
N/A
RU LDING TYPES
The following building types are permitted in the OT-C subdistrict:
BUILDING TYPES UNITS LOT AREA
Detached House 4500 It’mm.2.400 It2 max.
(Urbana Suburban)
Duplex .4500 It2 mm No max
Apartment Bldg.3 mm.4500 It’mm.&No max.
(Triplex and other)addItional 750 I t~mm,for
each unit greater than 3 units
Rowhouse 2 mm.to 3 max.4500 It’mm No max.N/A
4 max 6000 It’mm.No max.N/A
S max.7500 It’mm No max.N/A
Cottage Court S nun.9000 It’mm,See Section 3.1.3 N/A
3 mm.4500 It’mm.&No max.N/AShopfrontadditional750It’mm.for
each unit greater than 3 units
General N/A
Accessory Dwelling I max N A
Unit (Attached &
Detached)
Detached Accessory See Section 3.1,8
Structure
Refer t Building Types Article 3and Use Standards Article 4 for specific definitions.
ACCESSORY BUILDING -LOT STANDARDS
DU F oor Area See Section 3..8
ADU Setback from 5 m n
P(mary iwelling
FLOOR AREA ADDITIONAL SITE
REQUIREMENT
N/A
See Section 3.1.9
See other Articles
Located on the same lot with
a Detached House.Duplex.ci
Tim plex
Located on Ihe same lot ~th a
pnniary use
Section 8.ARTICLE 2 ZONE DISTRICTS 2.2 MIXED-USE DISTRICTS Section
2.2.1 LMN Low Density Mixed-Use Neighborhood District is hereby amended to read as
follows:
BUILDING TYPES
The following building types are permitted in the LMN District:
-MAXIMUM DENSITY
LMN BUILDING TYPES U OF UNiTS MiN.
BASE BONUS DENSITV
General N/A
Shopfront 1 mm.
Apartment 3÷ mm.
I Rowhause 2÷ mm.
_____1 unit per1unitperomax.density 10 000 ~
Cottage Court 3.mm.3630 sq.ft.for affordable ft of site
__________———--—--of site area housing projects -~area
Duplex 2 max.
Detached House -Urban 1 max.
Detached House -Suburban 1 max.
ADU lmax.NA N/A N/A
Detached Accessory Structure See Section 31.8 N A N/A N/A
Win,mum and Maximum Density applies to an entire site or subdivision.
BUILDING HEIGHT
Residential -Up to 3 Units 2.5 Stories max.0
Residential -4÷ Units 3 Stories max.Q
General &Shopf rant 1.5 Stories mm.
2.5 Stories max.
BUILDING FOOTPRINT
General &Shopfront 20,000 ft2 max.
Schools,Places of 25,000 ft2 max.
Worship/Assembly
BUILD NG MASS &SCALE
BUILDING MASS
Residentia -Wa Is >40 It In width require
4*Units Variation In Massing and FFacadeArticulation
Genera &>10.000 sI requires
Shopfront Varla ion In Massing
ROOF DES GN
General 8 Brald,rçs wgh a rootprmt >3000 SI shall
Shopirorit have a mmHTh,m or Pool Planes
vazLatlan ri root plane shall relate to overall
massJng and facade design
Rest tial-Roorshweshallb.sloped(mInplIch
4 units 6:32).fIat.or curw~1.arri muss Include 2RootDesJgnElements:
Cha.g ki rool shape or plane
VarIation m heeght
Flat ‘001 malls Stepped 01 terraced to
10cm usable space,such as a balcony om
green roar
Poor element that Is dsectly related
to he pnirw~entrance and/or lacade
a lIGation
ENTRANCES &ORIENTATION
Res e tial varies •y Building Type
Clear y IdentifIable and visible
connection from he stree and
public areas
lncorpoate architectural elements
and landscaping
General &Entrance faces street,opens
Shopf ~dwectlir onto adiolning local street
PARKING
Genera &Rear or Side Yards.Parking shall
Shopf ont not be between the primary
facade and the street
Section 9.ARTICLE 2 ZONE DISTRICTS 2.2 MIXED-USE DISTRICTS Section
2.2.2 MMN Medium Density Mixed-Use Neighborhood District is hereby amended to read
as follows:
BUILDING TYPES
The following building types are permitted in the MMN District:
MMN BUILDING TYPES
General
#OF UNITS
N/A
MAX
D ENS ITV
MINIMUM DENSITY
)‘2OAC 2OAC
Shopfront
Apartment
Powhouse
Detached House -Suburban
1mm.
3+mm.
2•mm.
1 max.
1 unit per
•-3.500 sq.ft.of
site area
1 unit per
5,000 sq.ft.
of site area
ADU 1 max.N/A NA N/A
Detached Accessory Structure See Section 3.1.8 NA N/A
Minimum and Maximum Density applies to an entire site or subdivision.
BUILDING MASS
Residen wails >4011 In width requve
Variation In Massing and Facade
Articulation
‘10.000 Si reguires Variation in
Massing
Variation in Massing includa
Massing.wall plane,tool design proportions sundar to
detached house,so that larger buildings can be integrated
Into surrounding lower scale ne4ghbothood
Promectlons.ecesses.coveted doorways,batconles.covered
bar or bay ~ndaws and/or other samilar features
Owiding large facades and walls vita human-scaled
peqc,oitions sinwar to the adlacent single-or two unit
dwellings
Shail not have repetitive,monotonous undilferentiated wail
planes.
Facade articulation can be accomplished by offsetting the floor
plea recessing or orolection or design elements,or change in
materials.
Cottage Court 3+mm.
Duplex 2 max.
Detached House -Urban 1 1 max.
N/A
iii S
Genera &
Shopfron
ROOF DESIGN
Gene Butngs with a footprint >400051 shall
Shop ron:have a imnimum 013 ROoT Planes
variation in roof plan shall relate to overall
massjng arC racade design
Residential -Roof Shape shaD be sloped (mm pitch
4.Units 6:12).flat,or curved,and must Include 2RoofDesignElements:
Change In root shape or plane
variation In height0FlatroofthatIsstepped or teiraced toformusablespace.such as a balcony or
green roof
Roof elernen that Is directly related
to the primary entrance and/or facade
articulation
ENTRANCES &ORIENTATION
es dentia varies by BuIlding Type 0
Clearly Identifiable and visible
cormec Ion from the street and
public areas.
Incorporate architectural elements
arid landscaping
Genera &Entrance faces s reet.opens
Shopfront directly onto adjoining local si eet
If a buIlding has more than one (1)front facade,and if
One (1)01 the front facades faces and opens directly onto
a street sidewalk,the primary entrances located on the
O her front facade(s)need not face a street sadewalk or
connectIng walkway
PARKING
General &Rear or Side Yards Parking shall
$opfront not be between the primary
facade and the street
Section 10.ARTICLE 2 ZONE DISTRICTS 2.2 MIXED-USE DISTRICTS Section
2.2.3 HMN High Density Mixed-Use Neighborhood District is hereby amended to read as
follows:
PURPOSE
The High Density Mixed-Use Neighborhood District is intended to be a setting for higher
density multi-unit housing and group quarter residential uses (dormitories,fraternities,
-14-
sororities,etc.)closely associated with,and in close proximity to,the Colorado State
University Main Campus.Multistory buildings and structured parking are encouraged in
order to promote efficient utilization of the land and the use of alternative modes of travel.
BUILDING TYPES
The following buildln9 types are permitted in the HMN District:
I HMN BUILDING TYPES U OF UNiTS MAXIMUM MINIMUM
DENSiTY DENSITY
Genera N A N/A
I Shopfront 4+mm
________________—lunitper
Apa tment 4.mm 2.000 sq ft
of site area
Rowhouse 3+m n.
ADU (with an existing Detached 1 max N/A
House)
Detached Accessory Structure N/A
(w th an exs ing Detached House)
Minimum and Maximum Density applies to an entire site or subdivision.
BUiLDiNG MASS
Residential.Waas >40 Ft Ks wIdth IeQwe
4,units Variation Kixassa-ig and FacadeAFtICWa!I
Genera &‘lO.OOOstre®ge,Vanatenn
shop ont
(Ia.hi Massing mcfl5et
Maismg wal paie.Fool dews PC000KLIOnS s1nga.
lodelached lease.so thai larger bJm~s can be
Irtegraled wag wlrotm@ng laaeo scale neiQbbOfhood
t~olectacns ‘0(05515 CovOced doorwass.tialcorres.
covered boo or bay w’~ws ar,dkr otter sinilas
tennis
DM&c lSga FaCades WId wits Kilo Nimanscalid
OrOpo.tIotts Osotear to (ha adiacant iwQe-OK two (rat
d,etmgs
9u11 not have ,0001twe.monotoneos ,%ldálrefIlat#d
was plane,
Facade artIcstal can be acconpbsowd be OIl51ttW~the
f~ol 04ft !0(15SIOIQ Of oro~ecoon 00 dO*On *cIwflts.OK
Ci,ate I,InitOclahs
ROOF DESIGN
General 8 RwIdngs with a ootpnnt >000 sI shall
S optro have a mInimum or3 Roo Planes
Variation in root plan shall relate to overall
massing and acade design
Resid nU I -Boo Shape shall be sloped (mm pitch
4.Units 6 12).ha or curved,and must include 2RootDesignElements:
Change in root shape or plane
Variation In he.ght
Flat root that Es stepped or terraced to
form usable space.such as a balcony or
greon roe
Roof element tha is directly related
to the primary entrance arid/or racade
articulation
ENTRANCES &ORIENTATION
Res’dential Varies by Building Type
Clearly identifiable and visible
comec Lion horn the streel and
public areas
Incorporate architectural elements and
landscaping.
Genera Entrance races street,opens directly
Shop?ont onto ad$olning loca street
If a building has more than one (I)front facade and II
000(1)01 the Iron facades races and opens directly onto
a sIr oat sidewalk,the primary entrances located on the
other t,ont lacade~s)need not lace a street sidewal 0
Coririeclmg waU way
PARKING
General &Rear or Side Yards.Parking shall
Shop?mont not be between the prillary
acade and the street
Section 11.ARTICLE 2 ZONE DISTRICTS 2.2 MIXED-USE DISTRICTS Section
2.2.4 NC Neighborhood Commercial District is hereby amended to read as follows:
PURPOSE I INTENT
The Neighborhood Commercial District is intended to be a mixed-use commercial area,
serving as a focal point for a neighborhood,ideally anchored by a market or grocery store
-16-
and a transit stop.The purpose of this District is to provide easy access to frequently
needed goods and services with an emphasis on serving the surrounding neighborhoods.
In addition to smaller-scale retail and service uses,the District may include other
neighborhood-oriented uses such as schools,employment,day care,parks,small civic
facilities,as well as residential uses.
BUILD NG TYPES
The following building types are permitted in the NC District;
•Shopfront Apartment,Row House and Duplex
•Detached Accessory Structure
•ADU only with an existing Detached House
•See Division 3.1 for more details
•All General buildings permitted under this Section,
including industrial buildings,shall meet the standards in
Section 5.15.2 of this Code
COMMERCIAL DISTRICTS
amended to read as follows;
PURPOSE
The Community Commercial District provides for a mix of retail,offices,services,cultural
facilities,civic uses and higher density housing.Multi-story buildings and mixed-use
developments are encouraged to provide both residential and nonresidential uses.
Offices and residential uses are encouraged to locate above ground-floor retail and
services.
BUILD NG TYPES
The lollowing building types are permitted in
the CC District;
Shopfront,Apartment,Row House and
Duplex
•Detached Accessory Structure
•ADU only with an existing Detached House.
•See Division 3.1 for more details
•AilGeneral buildings permitted under this
Section,including industrial buildings,shall
meet the standards contained in Section
5.15,2 of this Code
Section 12.ARTICLE 2 ZONE DISTRICTS 2.3
Section 2.3.1 CC Community Commercial District is hereby
Section 13.ARTICLE 2 ZONE DISTRICTS 2.3 COMMERCIAL DISTRICTS
Section 2.3.2 CCN Community Commercial —North College District is hereby amended
to read as follows:
PURPOSE
The Community Commercial -North College District provides a retail/commercial core
extension from the Downtown area north of the Poudre River.This District is intended for
moderate intensity uses that are supportive of the commercial core and that help to create
a transition and a link to surrounding residential areas.
BUILDING TYPES
The following building types are permitted in the CCN District:
•Shopfront Apartment.Row House and Duplex
•Detached Accessory Structure
•ADU only with an existing Detached House
•See Division 3.1 for more details
•All General buildings permitted under this Section,including industrial buildings,shall meet the
standards contained in Section 5.15.2 of this Code
Section 14.ARTICLE 2 ZONE DISTRICTS 2.3 COMMERCIAL DISTRICTS
Section 2.3.3 CCR Community Commercial —Poudre River District is hereby amended
to read as follows:
BUILDING TYPES
The to owing bui ing types are permtted in the CCR District:
•Shopfront Apartment,Row Rouse and Duplex
•Detached Accessory Structure
•ADU only with an existing Detached House
•See Dyson 3.1 for more details
•All General buildngs permitted under this Section,including industrial
buildings.shal meet the standards contained in Section 5.15.2 of this
Code
Section 15.ARTICLE 2 ZONE DISTRICTS 2.3 COMMERCIAL DISTRICTS
Section 2.3.4 CG General Commercial District is hereby amended to read as follows:
BUILDING TYPES
The following building types are permitted in the CG District:
•Shopfront.Apartment,Row House and Duplex
•Detached Accessory Structure
•ADU only with an existing Detached House
•See Division 3.1 to more details
•All General buildings permitted under this Section,including industrial buildings,shall meet the
standards contained in Section 5.15.2 of this Code
DEVELOPMENT STANDARDS
BUILD NG STANDARDS
BUILDING HEIGHT
All Bu d ngs S stones max.
Affordab e Hous ng 6 stories max.
Deveopine B.n s
Section 16.ARTICLE 2 ZONE DISTRICTS 2.3 COMMERCIAL DISTRICTS
Section 2.3.5 CS Community Commercial —Poudre River District is hereby amended to
read as follows:
PURPOSE
The Service Commercial District is intended for high traffic commercial corridors where a
range of uses is encouraged to create a transition from non-residential operations on a
highway,arterial street or rail spur,to less intensive use areas or residential
neighborhoods.
BUILDING TYPES
The following building types are permitted in the CS District:
•Shopfront.Apartment.Row House and Duplex.
•Detached Accessory Structure
•ADU only with an existing Detached House
•See Division 3.1 for more details
•All General buildings permitted under this Section,including industrial buildings,shall meet the
standards contained in Section 5.15.2 of this Code
Section 17.ARTICLE 2 ZONE DISTRICTS 2.3 COMMERCIAL DISTRICTS
Section 2.3.6 CL Limited Commercial District is hereby amended to read as follows:
PURPOSE
The Limited Commercial District is intended for areas primarily containing existing,small
commercial uses that are adjacent to residential neighborhoods.Many of these areas
have transitioned over time from residential to commercial uses.The purpose of this
District is to allow small scale non-residential uses to continue to exist or to expand while
protecting surrounding residential areas.
BUILDING TYPES
The following building types are permitted in the
CL District:
Shopfront,Apartment,Pow House and
Duplex
•Detached Accessory Structure
•ADU only with an existing Detached House
•See Division 3.1 for more details
•All General buildings permitted under this
Section,including industrial buildings,shall
meet the standards contained in Section
5.15.2 of this Code
BUILDING STANDARDS
BuILDING HEIGHT
All BuIldings 3 Stories max.
BUILDING MASS
Resident a WaIls >40 ft require Variation in
4+Units Massing and Facade Afliculatlori
General &>10.000 sr requires Variation In
Shopfront Massing
Section 18.ARTICLE 2 ZONE DISTRICTS 2.4 DOWNTOWN DISTRICT Section
2.4.1 DOWNTOWN DISTRICT (D)is hereby amended to read as follows:
2.4.1 (E)5.b.lIl.
i.Industrial Buildings.Except as otherwise provided in this
subsection (3),all new non-residential buildings,including industrial
buildings,shall comply with the standards for buildings contained in
Section 5.15.2.
Section 19.ARTICLE 2 ZONE DISTRICTS 2.5 EMPLOYMENT,INDUSTRIAL,
OTHER DISTRICTS Section 2.5.1 HARMONY CORRIDOR DISTRICT (HC)is hereby
amended to read as follows:
SEC]ION 15.1 HARMONY CORRIDOR DISTRICT (HC)
iliar
“--‘n
2.5.1(B)
1.All development in the HC Harmony Corridor District shall comply with the
Harmony Corridor land use and locational standards as adopted by the City and
the following specific standards to the extent that such standards apply to the
property proposed to be developed.
2.All secondary uses shall be integrated both in function and appearance into a
larger employment-based development plan that emphasizes primary uses.A
secondary use shall be subject to administrative review or Planning and Zoning
Commission review as required for such use in Division 4.2.The following permitted
uses shall be considered secondary uses in this zone district and together shall
occupy any portion less than fifty (50)percent of the total gross area of an overall
development plan as described in below Subsection (B)3.
a.Community facilities.
b.Public facilities
c.Child care centers.
d.Print shops.
e.Food catering.
f.Workshops and custom small industry uses.
g.Residential uses except the following:
i.Mixed-use dwellings when the residential units are stacked above a non
residential primary or secondary use which occupies at least 25%of the
ground floor.
ii.Residential units developed on a surface parking lot which lot was in
existence as of January 1,2026.
iii.Residential units part of an affordable housing development.
h.Lodging establishments.
i.Convenience shopping centers.
j.Standard restaurants.
k.Bed and breakfast establishments.
I.Clubs and lodges.
m.Health and membership clubs.
n.Convention and conference centers.
o.Places of worship or assembly.
p.Limited indoor recreation establishments.
q.Unlimited indoor recreation use and facility.
r.Food truck rally.
s.Microbrewery/distillery/winery.
t.Seasonal overflow shelter.
Figure 2A —Harmony Corridor Plan Use Map
3.Calculating primary and secondary uses.To determine the amount of primary
and secondary uses in the Harmony Corridor District,apply the following rules:
a.The primary-to-secondary use ratio applies only to areas within an approved
overall development plan that are zoned Harmony Corridor District,except
where exempted per the Harmony Corridor Plan or City Plan.
b.Lots within the Harmony Corridor District are exempt from the ratio if they:
i.Are not part of an ODP;or
ii.Are part of an ODP and are designated as a Mixed Use Activity Center in
the Harmony Corridor Plan’s Land Use Map (Figure 2A below)or are in the
Gateway Area (refer to Harmony Corridor Standards and Guidelines).
Where the ratio applies,calculate the percentage using only the portion of the ODP
zoned Harmony Corridor District.Do not include portions of the ODP that are
mapped to other zone districts in the calculation.
To determine the amount of primary and secondary uses in the ODP area,the
percentage of each use shall be calculated using the total area across the
ODP area that is zoned Harmony Corridor District.
Dimensional Standards.
1.Maximum height for all buildings shall be six (6)stories.
2.All new buildings greater than eighty thousand (80,000)square feet in gross
leasable area shall be subject to Planning and Zoning Commission review.
3.Any building addition that exceeds eighty thousand (80,000)square feet in
gross leasable area and exceeds twenty-five (25)percent of the gross leasable
c_I .____c_L(ab~QI~~d——
-23 -
area of the existing building shall be subject to Planning and Zoning
Commission review.
(D)Densityllntensity.
All residential development in the HC Harmony Corridor District shall have an
overall minimum average density of fifteen (15)dwelling units per net acre.
(E)Site Design
1.In the case of multiple parcel ownership,to the extent reasonably feasible,an
applicant shall enter into cooperative agreements with adjacent property owners to
create a comprehensive development plan that establishes an integrated pattern of
streets,outdoor spaces,building styles and land uses.
2.Where an employment or industrial use abuts a residential area,there shall be no
drastic and abrupt change in the scale and height of buildings.
Section 20.ARTICLE 2 ZONE DISTRICTS 2.5 EMPLOYMENT,INDUSTRIAL,
OTHER DISTRICTS Section 2.5.2 EMPLOYMENT CORRIDOR DISTRICT (E)is hereby
amended to read as follows:
SECTION 2.5.2 EMPLOYMENT DISTRICT CE)
4
I
IlIPI ut’
-~-r~IL.1
e ~--
2.5.2(B)
2.Secondary Uses.
A secondary use shall be subject to administrative review or Planning and Zoning
Commission review as required for such use in Division 4.2.The following permitted
uses shall be considered secondary uses in this zone district and together shall
occupy no more than fifty (50)percent of the total gross area of the development
plan.
a.Veterinary facilities and small animal clinics.
b.Clubs and lodges.
c.Child care centers.
d.Residential uses (except the following are considered primary uses:mixed-
use dwellings when the residential units are stacked above a non-residential
primary or secondary use which occupies the ground floor;when residential
units replace a surface parking lot which lot was in existence as of January
1,2026;or when residential units are part of an affordable housing
development.
3.Calculating primary and secondary uses.
a.To determine the amount of primary and secondary uses in the Employment
(E)District,the percentage of each use shall be calculated using the total lot area
across all contiguous lots zoned Employment district exclusive of public rights-of-
way.To determine the amount of primary and secondary uses in the Employment
(F)zone district,the percentage of each use shall be calculated using the total lot
area across all contiguous lots zoned Employment District.The percentage of total
lot area dedicated to primary and secondary uses shall be calculated using the
total area within the zoning district boundary across all contiguous lots,regardless
of ownership and exclusive of all public rights-of-way.
4.Dimensional Standards.
a.Maximum height shall be four (4)stories.
b.All new buildings greater than fifty thousand (50,000)square feet in gross
leasable area shall be subject to Planning and Zoning Commission review.
-25 -
c.Any building addition that exceeds fifty thousand (50,000)square feet in
gross leasable area and exceeds twenty-five (25)percent of the gross
leasable area of the existing building shall be subject to Planning and
Zoning Commission review.
(C)Density/Intensity.
All residential development in the E Employment District shall have an overall minimum
average density of fifteen (15)dwelling units per net acre.
(E)Development Standards for the 1-25 Corridor.Development located within one
thousand three hundred twenty (1,320)feet (one-quarter [¼]mile)of the centerline
of 1-25 shall be subject to the requirements of Section 2.6.4.
Section 21.ARTICLE 2 ZONE DISTRICTS 2.6 OVERLAY DISTRICTS Section
2.6.1 TRANSIT-ORIENTED DEVELOPMENT OVERLAY (TOD)is hereby amended to
read as follows:
(A)Applicability.
1.Subsections 2.6.1(C),Use,and 2.6.1(D),Parking Requirements,apply to all
development within the boundary of the TOD Overlay and modify the corresponding
requirements in the underlying zoning districts.
2.Subsections 2.6.1(E),Building Placement and Site Design,2.6.1(F),Streetscape
and Pedestrian Connections,and 2.6.1(G),Building Standards,apply only to
development within the boundary of the TOD Overlay south of Prospect Road.
3.The TOD Overlay is comprised of the area shown in Figure 2A on the following
page.
Figure 2A TOD Overlay Map
TOD Overlay
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-27 -
(B)Purpose.
The purpose of this Section is to guide land use,site,and building design outcomes
that implement City Plan,the Transit Master Plan (TMP)and other adopted policies.
The development standards promote a diverse mix of commercial and residential
opportunities within convenient walking distance of transit stations to enhance and
support the Mason Corridor.
(C)Use.
1.Gasoline Station.
a.Type 2 review where allowed in base zoning district.
b.Spacing Requirement:
Prohibited within 1000’of a transit facility,other gasoline stations,and convenience
stores with fuel sales.
2.Convenience Store with Fuel Sales.
a.Type 2 review where allowed in base zoning district.
b.Spacing Requirement:
(1)Prohibited within 1000’of transit facilities,other gasoline stations,
and convenience stores with fuel sales.
3.Enclosed mini-storage facility.Prohibited.
4.Boat sales with storage.Prohibited.
(D)Parking Requirements.
a.Minimum Parking.No minimum parking required
b.Maximum Parking.See Section 5.9.1(K)(2)for parking maximums by use.
(E)Building Placement and Site Design.
1.Building Orientation.
a.Primary commercial and residential building entrances shall face streets,
connecting walkways,plazas,parks or similar outdoor spaces,but not
parking lots.
b.Buildings shall face all street frontages to the maximum extent feasible,with
highest priority given to east-west streets that lead from transit stations to
destinations.
(F)Streetscape and Pedestrian Connections.
I .Streetscape.Public and private streets shall be subject to approval by the City
Engineer in accordance with the design criteria for streets.
2.On-Street Parking.On-street parking shall be defined by landscaped curb
extensions or bulb-outs.Conventional or enhanced crosswalks shall be provided at all
intersections.
3.Off-Street Parking.Off-street parking shall be located behind,above,within or
below street-facing buildings to the maximum extent feasible.No parking will be
allowed between the street and the front or side of a building.
4.Maximum Surface Parking Area.
a.Maximum area for contiguous surface parking lot:2.0 acres inclusive of all
circulation and landscaping.
b.Parking lots larger than 1.5 acres must be bounded on at least two sides by
streets (public and/or private)that include sidewalks having street trees in
sidewalk cutouts with tree grates,planters or other appropriate treatment for
the protection of pedestrians.Specific design details shall be subject to
approval by the City Engineer in accordance with the design criteria for
streets.
(G)Building Standards.
1.Building Height
a.Minimum.All buildings shall have a minimum height of twenty (20)feet,
measured to the dominant roof line of a flat-roofed building,or the mean height
between the eave and ridge on a sloped-roof building.In the case of a complex
roof with different,co-dominant portions,the measurement shall apply to the
highest portion.
b.Maximum and Height Incentives.All buildings shall be limited to the
maximum height allowed in the underlying zone district unless:
I.the development is mixed-use and contains at least one-seventh (1/7)of
its total building square footage as either residential or office use,in which
case the maximum allowable height shall be the base height plus one (1)
story;or
II.the development is mixed-use and contains at least one-seventh (1/7)of
its total building square footage as residential use and at least ten (10)
percent of the residential units are either affordable housing units for rent
-29 -
or affordable housing units for sale as defined in Article 5 or structured
parking (underground,interior to the site or above ground),in which case
the maximum allowable height shall be the base height plus two (2)
stories;or
Ill.the project is mixed-use and contains at least one-seventh (1/7)of its
total building square footage as residential use,and at least ten (10)
percent of the residential units are either affordable housing units for rent
or affordable housing units for sale as defined in Article 5,and the project
contains structured parking (underground,interior to the site or above
ground),in which case the maximum height shall be the base height plus
three (3)stories.
2.Windows.
a.Minimum glazing on pedestrian-oriented facades of buildings shall be sixty
(60)percent on the ground floor.
b.Subject to approval by the decision maker,projects functionally unable to
comply with this requirement shall mitigate such noncompliance with ample,
enhanced architectural features such as a change in massing or materials,
enhanced landscaping,trellises,arcades or shallow display window cases.
Section 22.ARTICLE 2 ZONE DISTRICTS 2.6 OVERLAY DISTRICTS Section
2.6.2 SOUTH COLLEGE GATEWAY OVERLAY (SCG)is hereby amended to read as
follows:
(B)Purpose The purpose of this Section is to provide standards to modify the underlying
zone districts north of the intersection of South College Avenue and Carpenter Road to
encourage land uses and designs that implement the vision of the South College Corridor
Plan regarding the enhancement of the South College Gateway Area (see Figure 16.7).
Section 23.ARTICLE 2 ZONE DISTRICTS 2.6 OVERLAY DISTRICTS Section
2.6.3 PLANNED UNIT DEVELOPMENT (PUD)OVERLAY is hereby amended to read as
follows:
2.6.3(B)2.f.Development patterns in general alignment with the principles and
policies of the City’s Comprehensive Plan and its adopted elements.
-30 -
2.6.3(D)Step 8 (Standards):
2.The PUD Comprehensive Plan provides high quality urban design within the
subject property or properties;and
3.The PUD Comprehensive Plan will result in development in general alignment
with the principles and policies of the City’s Comprehensive Plan and adopted plans
and policies;
Section 24.ARTICLE 2 ZONE DISTRICTS 2.6 OVERLAY DISTRICTS Section
2.6.4 1-25 DEVELOPMENT STANDARDS is hereby amended to read as follows:
2.6.4(B)Purpose.
The purpose of this Section is to provide additional,more specific development standards
to implement the vision presented in the “Fort Collins 1-25 Corridor Subarea Plan”to
develop the corridor with a mix of uses,serve as a transition from the interstate to the
more urban and suburban neighborhoods and activity centers,and preserve the
considerable natural features and resources of the area.
Section 25.ARTICLE 3 BUILDING TYPES 3.1 RESIDENTIAL BUILDING TYPES
Section 3.1.1 Mixed-Use building type is hereby deleted in its entirety and the remaining
residential building types are renumbered.
Section 26.In ARTICLE 3 BUILDING TYPES,a new Division,Division 3.2 NON
RESIDENTIAL BUILDING TYPES,is added and a new Section and new building type,
Shopfront building type,is added as Section 3.2.1 as follows:
SECTION 3.2.1
Shopfront _______
DESCRIPT ON ZONE D STRICTS
The shopfront building type is centered on The following Zone Districts allow
creating a pedestrian-focused streetscape,with Shop!ront building:
actIve ground-floor uses and direct sidewalk
access.It is ideal for commercial,retail,and office LMN •CG
uses at the street level,with residential or live •MMN •CS
work units typically located on upper floors.The •HMN •CL
form supports vibrant,walkabte environments
•OT-C •HCthroughminimalornofrontsetbacksand
street-facing entrances.Most shopfro t building •NC
standards vary by zoning district to ensure •CC •Overlay
compatibility with the surrounding context.
•CCN DistrIctsParkingisgenerallylocatedatthesideorrearto
maintain an uninterrupted pedestrian experience..CCR
BUILDING TYPE EXAMPLES
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BUILDING STANDARDS
BUILDING HEIGHT BUILD TO LINE EXCEPTIONS
Maximum
Affordable
Housing Bonus
4-12 stories max,’
1-2 additional stories
0 P aza,courtyard,
patio or garden
Landscaping,low walls.lencing
or railings,a tree canopy and/or
other similar site improvements
are required
‘See Zone District standards for spec tic maximum height,
BUILD-TO LINES 0
Easement As required by the City to
cont flue an established drainage
channel or access drive,or other
easement,
Sm Pier than
Arte ial
On-Street Parking
0mm.-15’max.
0mm.-15’max.
Contextual
Build-To
A contextual build-to line may
fall at any point between the
required build-to line and the
build-to line that exists on a lot
that abuts,and is oriented to,the
same street as the subject lot,
Property Line
e
B
Arterial or larger 10mm.-25’max.
MASSING &ARTICULATION
—“C •
Property Line
MASSING TRANSPARENCY (GROUND FLOOR)
Building Bayr -30 Primary Street 60%minimum 0
Maximum Width
Side Street 30%minimum 0
Footprints over ten-thousand (10,000)sI
shall ncorporate recesses/projections
with bays no wider than thirty (30)f
BuIding bay is defined as at least two (2)of the following:
•change in plane.
•change in height.
•change in texture or masonry pattern.
wirwiov,s,Lreiilage with vines,and/or
•an equivalent element that subdivides
the wall into human scale proportions
a
S TE ACCESS
Property Line
E NT RY WAY S VEHICULAR ACCESS &PARKING
Primary Entrance
Features
Sheltering Element Alley
Requ red’
Setback an additional 15 mm.0
Access’”from the building wall
•ncludes clearly defined and recessed or Framed element
such as an awning,arcade.or portico to proy de shelter
•‘Buildings with vehicle bays and/or service doors for
intermittent/infrequent nonpublic access to equipment.
storage or similar rooms (e.g.,self-serve car washes and
self-serve mini-storage warehouses)are exempt from
this standard
0ff-Street Shall not be located any closer
Parking to a public street right-of-way
than the principal building is set
back from the street.
“Any new access must obtain access From an
alley when present,unless proposed alley access
is deemed hazardous by the city Engineer
Section 27.In ARTICLE 3 BUILDING TYPES,Division 3.2 NON-RESIDENTIAL
BUILDING TYPES,a new Section and new building type,General building type,is added
a
cL;~
Ct
Primary Entrance
Orientation
-gWdth
Opens to a Connect g o
Walkway With
Pedestrian Frontage”
No shorter than
Single Storefront 0
as Section 3.2.2 General as follows:
SECTION 3.2.2
General
DESCR PT ON
LeI
ZONE DISTRICTS
The general building type is
allowed in all zone districts and
it varies widely based on use and
zone district.
The general build ng type is a flexible,non
residential form intended to support a wide
range of uses including:office,commercial,
institutional,or Ight industrial,and others.
Most design and building standa ds for this
building type are determined by the zoning
district in which it is ocated.This adaptability
allows the general building type to respond to
varied contexts throughout Fort Collins while
maintaining compatbility wi h surrounding
development and supporting pedest ian access.
BU LD NG TYPE EXAMPLES
Ii’
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C’jr~cr Crr~Sc,:.,,
BUILDING STANDARDS
BUILDING PLACEMENT
Setbacks I Varies by Zone Districts or
Bui d-to Street Type
•See Article 2 and Sect on 5 15 Budding Standards (or
additionai information
B
-4
C
-
perty Line
TRANSPARENCY (GROUND FLOOR)
Primary Street 30-5O%”
•“See Zone District standards for specific percentage
MASSING &ARTICULATION
Maximum length of unbroken
façade”~’
““Articulation must relate to interior organization.
BUILDING HEIGHT
Maximum 3-12 stories max.”
See Zone District standards for specific maximum height
0
0
0
SITE ACCESS
jjL1
U
VEHICULAR ACCESS &PARKING
Off-Street Shall not be located any closer
Parking to a public street right-of-way
than the principal building is
set back from the street.
Any new access must obtain access tram an alley
when present,unless proposed alloy access is
deemed hazardous by the city Engineer
Section 28.ARTICLE 4 USE STANDARDS 4.2 TABLE OF PRIMARY USES
Section 4.2 Commercial Uses is hereby amended to correct the spelling of “Cooridor”,
delete “Drive-In Facilities”and “Restaurants (fast food without drive-thru)”and other
amendments as shown below.
-~
UJLi0 ui:J
Property Line
ENTRANCES 0
Primary
Entrance
Orientation
Must face a public Street.
plaza,shared open space,or
connecting walkway
ODD D 0000
0
haI,nflnt.,n ....•I.•••I
•00 ~4
0 0 0 ~0 0 0 0
Pna ~taV~4~~ysd,t.~,I
——~I
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(ala
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Section 29.ARTICLE 4 USE STANDARDS 4.2 TABLE OF PRIMARY USES
Section 4.2 Accessory/Misc Uses is hereby amended to read as follows:
Mcawflt$vo~~hFacUi.s ••I/I •~•••••
Section 30.ARTICLE 4 USE STANDARDS 4.3 ADDITIONAL USE STANDARDS
Section 4.3.1 RESIDENTIAL USES is hereby amended to read as follows:
4.3.1 (L)(4)Off-street Parking.See Section 5.9.1 (K)(1 )(g)for minimum off-street parking
space requirements.
4.3.1(M)(1)In the CS zone district such use shall not be allowed within two hundred
(200)feet of North College Avenue.
4.3.1(N)Secondary Uses
In the CC zone district all residential permitted uses,except mixed-use dwellings in
multistory shopfront buildings,shall be considered secondary uses and,for projects
containing ten (10)or more acres,together shall occupy no more than thirty (30)
-39 -
percent of the total gross area of any development plan.If the project contains less
than ten (10)acres,the development plan must demonstrate how it contributes to
the overall mix of land uses within the surrounding area,but shall not be required
to provide a mix of land uses within the development.
In the NC zone district all permitted residential uses,except mixed-use dwellings in
multistory shopfront buildings shall be considered secondary uses and,for projects
containing five (5)or more acres,together shall occupy no more than thirty (30)
percent of the total gross area of any development plan.If the project contains less
than five (5)acres,the development plan must demonstrate how it contributes to
the overall mix of land uses within the surrounding area but shall not be required to
provide a mix of land uses within the development.
Section 31.ARTICLE 4 USE STANDARDS 4.3 ADDITIONAL USE STANDARDS
Section 4.3.2 INSTITUTIONAL/CIVIC/PUBLIC USES is hereby amended to read as
follows:
4.3.2(C)Seasonal Overflow Shelter
(1)The purpose of this Section is to allow for the siting and approval of seasonal
overflow shelters while helping to ensure that such shelters are compatible with the
adjacent neighborhoods.
(2)General Standards.Seasonal overflow shelters shall be allowed as a permitted use,
provided that all of the following conditions are met:
4.3.2(D)Wildlife Rescue and Education Centers
In the LMN zone district,wildlife rescue and education centers are limited to within
five hundred five hundred (500)feet of East Vine Drive or railroad property abutting
and parallel to East Vine Drive.
Section 32.ARTICLE 4 USE STANDARDS 4.3 ADDITIONAL USE STANDARDS
Section 4.3.3 COMMERCIAL/RETAIL USES is hereby amended to read as follows:
4.3.3 COMMERCIAL/RETAIL USES
(E)(2)In the LMN,MMN,HMN,OT-B zone districts such use shall be limited to six (6)
beds not including on site owner or staff.
(F)Boat Sales with Storage
(1)Not permitted in the Transit-Oriented Development (TOD)Overlay.
(G)Child Care Center
(1)Outdoor Play Area is required to be the greater of either 1,200 sq.ft.or 75 sq.
ft.per child of 33%of the child capacity of the center.
(2)An outdoor play area as stated above shall not be required for drop-in child care
centers.
(3)For the purposes of this Subsection,the capacity of the center is calculated
based upon indoor floor space reserved for school purposes of forty (40)square
feet per child.Any such play area on the site of the child care center within or
abutting any residential district shall be enclosed by a decorative solid wood fence,
masonry wall or chain link fence with vegetation screening,densely planted.The
height of such fence shall be a minimum of six (6)feet and shall comply with other
fences regulations within this Code.Where access to child care centers is provided
by other than local streets,an off-street vehicular bay or driveway shall be provided
for the purpose of loading and unloading children.
(H)Convenience retail stores with fuel sales
(I)Convenience Shopping Center
(1)In the I zone district such use shall not exceed 25,000 sq.ft.of floor area.
(2)In the I zone district such use may include drive-in restaurants.
(3)In the NC zone district such use shall be three thousand nine hundred sixty (3,960)
feet from any other any other such existing or permitted fueling station.
-41-
(J)Day Shelter
(K)Dog Day-Care Facility Regulations
(1)All services provided by a dog day-care facility shall be conducted within a
completely enclosed,soundproof building.
(2)All dog day-care facilities shall be designed and constructed in a manner that
reasonably mitigates emission of odor and noise to persons owning,occupying or
patronizing properties adjacent to such facilities.
(L)Drive in Restaurant
(1)In the E,I zone districts such use is only permitted in a convenience shopping
center.
(2)In the I zone district such use shall not exceed 25000 sq.ft.of floor area.
(M)Enclosed Mini-storage Facility
(1)In the CS zoned districts such use shall be at least 150 feet from South College
Avenue.
(2)Not permitted in the South College Gateway Area or the Transit Oriented
Development (TOD)Overlay.
(3)In the LMN zone district such use shall be located within five hundred (500)feet of
East Vine Drive or of the railroad property abutting and parallel to East Vine Drive.
(M)Reserve
(N)Funeral Homes
(1)In the OT-C zone district such use shall be located in the street-fronting principal
building.
(0)Grocery Stores
(1)In the 0,CC,CCN,CCR,CS,NC zone districts shall occupy between five thousand
(5,000)and forty-five thousand (45,000)square feet.
(V)Outdoor Storage Facility
(1)In the CL/RA zone district such use may include a towing yard,provided such use
is setback at least thirty five (35)from an arterial street.
(Y)Small Scale Reception center
(1)In the UE zone district such use shall comply with the following performance
standards;
(e)Non-Residential Abutment.At least one-sixth (1/6)of the reception
center’s property boundary must be contiguous to property that is zoned in one (1)
or more of the following non-residential zone districts within the City:
(I)D;
(II)CC;
(III)CCN;
(IV)CCR;
(V)CC;
(VI)CS;
(VII)NC;
(VIII)CL;
(IX)HC;
(X)E;
(XI)I.
4.3.3.(BB)Retail Establishment
(1)In the CC zone district such use shall not exceed 25,000 sq.ft.
4.3.3.(GG)Vehicle Sales and Leasing Establishments for Cars and light trucks
(1)In the CS District such use shall be limited to ten (10)percent of the total linear
frontage of both sides of North College Avenue between Vine Drive and the northern
City limits or the intersection of North College Avenue and State Highway 1,whichever
results in the shortest linear distance.Additionally in the CS District,such use shall
also be located at least one hundred fifty (150)feet from South College Avenue.
Section 33.ARTICLE 4 USE STANDARDS 4.3 ADDITIONAL USE STANDARDS
Section 4.3.4 INDUSTRIAL USES is hereby amended to read as follows:
4.3.4 INDUSTRIAL USES
(A)Light Industrial
(1)In the LMN zone district such use shall be located within five hundred (500)feet of
East Vine Drive.
(2)In the CC zone district such use shall not have outdoor storage.
(3)In the South College Gateway Overlay such use is prohibited.
(E)Workshops and Custom Small Industry
(1)In the LMN zone district such use shall be located within five hundred (500)feet of
East Vine Drive.
Section 34.ARTICLE 4 USE STANDARDS 4.3 ADDITIONAL USE STANDARDS
Section 4.3.5 ACCESSORY/MISCELLANEOUS USES is hereby amended to read as
follows:
(A)Accessory Buildings,Structures and Uses
(1)Accessory buildings,structures and uses (when the facts,circumstances and
context of such uses reasonably so indicate)may include,but are not limited to,the
following:
-44 -
Solar energy sys ems;
(p)Community based shelters services;
(q)Drive-through facilities.
(C)Fences and Walls
(1)Fences and walls are allowed in all zone districts as provided in this Section.
(2)If used along collector or arterial streets,such features shall be made visually
interesting and shall avoid creating a “tunnel”effect.Compliance with this standard
may be accomplished by integrating architectural elements such as brick or stone
columns,incorporating articulation or openings into the design,varying the alignment
or setback of the fence,softening the appearance of fence lines with plantings,or
similar techniques.In addition to the foregoing,and to the extent reasonably feasible,
fences and sections of fences that exceed one hundred (100)feet in length shall vary
the alignment or setback of at least one-third (%)of the length of the fence or fence
section (as applicable)by a minimum of five (5)feet.
(3)Materials:Chain-link fencing with or without slats shall not be used as a fencing
material for screening purposes.Except as permitted below,no barbed wire or other
sharp-pointed fence and no electrically charged fence shall be installed or used in any
zone districts.
(a)In the Urban Estate (UE),Rural Land (RUL)and Foothills Residential (RF)
Districts,barbed wire and portable electrically charged fencing may be used for
the purpose of livestock and pasture management.Electrically charged fencing
must only be used within permanent fencing.Electrically charged fencing that is
located along any public right-of-way shall contain signage that identifies it as
being electrically charged.Such signage shall occur every three hundred (300)
feet and be a minimum of thirty-six (36)square inches in area.All electrically
charged fencing shall be limited to low impedance commercially available electric
fence energizers using an interrupted flow of current at intervals of about one (1)
second on and two (2)seconds off and shall be limited to two thousand six hundred
(2,600)volts at a five-hundred-ohm load at seventeen (17)mililamperes current.
All electric fences and appliances,equipment and materials used shall be listed or
labeled by a qualified testing agency and shall be installed in accordance with
-45-
manufacturers’specifications and in compliance with the National Electrical Code,
1981 Edition NFPA 701981.
(b)In the Employment (E)District and the Industrial (I)District,the Director may
grant a revocable use permit that must be renewed every three (3)years for
installation of security arms and barbed wire strands atop protective fences or
walls,provided that the following conditions are met:the lowest strand of barbed
wire must be maintained at least ten (10)feet above the adjoining ground level
outside the fence;exterior area security lighting controlled by an automatic light
level switch must be installed and maintained in good operating condition;and
such lighting must be directed into the site and not outward toward the perimeter.
(4)Fences and walls must be:
(a)No more than four (4)feet high between the front building line and front
property line;
(b)No more than four (4)feet high if located in the front yard,or within any
required side yard setback area in the front yard,except if required for
demonstrated unique security purposes;
(c)No more than six (6)feet high if located within any required rear yard setback
area or within any side yard setback area in a rear yard;
(d)No more than forty-two (42)inches in height when located within the visual
clearance triangle described in Section 5.16.1(K),and,if over thirty-two (32)
inches in height within such triangle,fences shall be constructed of split rail with
a minimum dimension of twelve (12)inches between horizontal members;
(e)No closer than two (2)feet to a public sidewalk;
(U No closer than three (3)feet to a lot line along an alley where an alley-
accessed garage door is set back at least twenty (20)feet from the lot line,and
no closer than eight (8)feet to a lot line along an alley where an alley-accessed
garage door is set back less than twenty (20)feet from the lot line,except that
alley fences on lots in the RL and OT districts may be located closer to the lot
line along an alley when the City Engineer approves such a location is safe.
(D)Urban Agriculture
(1)The following standards apply to all urban agriculture land uses,except those urban
agriculture land uses that are approved as a part of a site-specific development plan.
(2)The intent of these urban agriculture regulations is to allow for a range of urban
agricultural activities at a level and intensity that is compatible with the City’s
neighborhoods.
(3)Standards
(a)License required.Urban agriculture land uses shall be permitted only after
the owner or applicant for the proposed use has obtained an urban agriculture
license from the City that finds the use complies with the conditions of below
Subsection (3)(b).The fee for such a license shall be the fee established in the
Development Review Fee Schedule.If active operations have not been carried on
for a period of twenty-four (24)consecutive months,the license shall be deemed
to have been abandoned regardless of intent to resume active operations.The
Director may revoke any urban agriculture license issued by the City if the holder
of such license is in violation of any of the provisions contained in subsection(b)
below,provided that the holder of the license shall be entitled to the administrative
review of any such revocation under the provisions contained in Article 6.
(G)Solar Energy Systems
(2)(e)Building-mounted solar energy systems are exempt from the height
requirements of this Code,except that they must comply with the height
limitations of this Section 4.3.5(G),including the following:
Solar Energy Table
Non-residential.and residential buildings
(excluding’single-dwelling unit or duplex
dweliin •s
8 feet high,as measured
on a vertical axis to the
roof below,to which it is
installed (see Figure 16.3
below)
4 feet high,as measured
2:12 to 6:12 on a vertical axis to the
pitch roofline below,to which it is
installed.
<2:12 pitch
>6:12 pitch
2 feet high,as measured
on a vertical axis to the
roofline below,to which it is
installed.
Single dwelling unit and~dupIex dwellings
‘(principal and accessory buildings)
No higher than 1 foot,as measured on a
vertical axis to the roof below,to which it is
installed,unless roof pitch is 2:12 or less,in
such case 2 feet is permitted.No portion of a
solar energy system shall project above the
maximum projection line depicted within
Figures 16.3 and 16.4 below.
All ‘buiIdinä~
Building-mounted solar energy systems shall
not extend horizontally beyond any roof
overhang.
Building-mounted solar energy systems
Solar panels installed on the sides of
buildings as awnings or attached to buildings
as shade elements are permitted so long as
the provisions of this and other applicable
requirements are met.
(4)Maintenance.Any solar energy system that has not been in working condition for a
period of one (1)year shall be subject to Section 115 (Unsafe Structures and
Equipment)of the International Building Code,as determined by the City,which may
require the panels and associated equipment to be removed,or the unsafe condition
otherwise mitigated if it is determined to be unsafe.If so determined by the Building
Official,the panels and associated equipment shall be promptly removed from the
property to a place of safe and legal disposal,after which the site and/or building,as
applicable,must be returned to its preexisting condition.
(H)Wire Communication
(7)(a)Application types.All WCFs shall be reviewed according to the following
timeframes (the review of Eligible Facility Requests is addressed in (7)(c)
below):
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(7)(c)Specific Review Procedures for Eligible Facility Requests (EFR).
EFR standards.The City shall prepare,and time to time revise as deemed
necessary by the Director and make available,an application form
requiring the information necessary for the City to consider whether the
project covered by an application would:
(III)Tolling the timeframe for EFR review.
(ii)If the City fails to approve or deny an EFR within the time frame for
review (accounting for any tolling),the request shall be deemed
granted;provided that this approval shall become effective only upon
the City’s receipt of written notification from the applicant after the
review period has expired (accounting for any tolling)indicating that the
application has been deemed granted.
(IV)Interaction with Telecommunications Act 47 U.S.C.Section 332(c)(7).If the City
determines that the applicant’s request is not an EFR as delineated in this subsection,the
applicant shall be advised as to the relevant provisions of the City Code that govern the
process to consider the request,and whether the Code requires any additional information
to be submitted in order for the request to be considered complete.If the applicant
subsequently indicates an intent for the proposal to be considered under the relevant
section of the City Code and submits all required information,the presumptively
reasonable timeframe under Section 332(c)(7),as set forth in applicable federal and state
law will begin to run from submittal of the required information under the applicable
provision of this Code.
Section 35.ARTICLE 5 USE STANDARDS 5.2 AFFORDABLE HOUSING
Section 5.2.1 AFFORDABLE HOUSING is hereby amended to read as follows:
5.2.1 AFFORDABLE HOUSING
(C)Affordability Standards.Rental and For-sale projects shall provide one of the
following minimum unit options:
(2)For-Sale Units:
(D)Compliance.To achieve compliance,all Affordable Housing built under the
standards of this Code shall provide the following:
(1)Certification Letter.The applicant shall submit a notarized affidavit to the
Director that provides how the development meets the affordability standards
above and administrative requirements.Upon review and acceptance of the
affidavit in consultation with the Director of the Housing and Community Vitality
Department,the Director will provide a letter certifying that the development
meets the standards stated above and any administrative requirements
(Certification Letter).This letter is required to be submitted as part of the
building permit application before a building permit can be issued for the
development but is not required to as a part of a land use review.
(2)Qualified Preservation Partner (QPP).If applicable,the Certification Letter shall
identify the Qualified Preservation Partner.
(3)Covenant/Deed Restriction.The units will be required by binding legal
instrument acceptable to the City,providing rights of enforcement to the City,
and duly recorded with the Larimer County Clerk and Recorder,to be occupied
by and affordable to low-income households for at least sixty (60)years (the
Affordable Housing Covenant).This Affordable Housing Covenant shall be
recorded prior to issuance of a building permit for the development.There will
be language placed in real estate sales documents,acceptable to the City,
clearly noticing the Affordable Housing Covenant as part of the sale,and
containing a continued requirement of notice in all future sales.
(F)Annual Reporting.The applicant or Qualified Preservation Partner shall provide
annual documentation to the Director,who shall provide a copy to the Director of the
Housing and Community Vitality Department,relating to the affordable dwelling units
in the development.This documentation must commence no later than thirty (30)
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days following issuance of a Certificate of Occupancy (CO)for the affordable
dwelling units and will include,at minimum,the following:
(G)Monitoring.
(1)The Director in consultation with the Director of the Housing and Community
Vitality Department shall periodically monitor and verify the commitments made
by the applicant or Qualified Preservation Partner in the Affordable Housing
Covenant.Upon reasonable notice to the applicant or Qualified Preservation
Partner,the applicant or Qualified Preservation Partner shall provide information
to the City sufficient to verify the following:
(a)Compliance with all Affordable Housing Requirements as set forth in this
Division.
(b)The affordable dwelling units are occupied by households earning income
as required in the Affordable Housing Covenant.
(c)The eligibility of each prospective household is verified by the Applicant
or Qualified Preservation Partner prior to occupancy of any affordable unit
and proof provided to the City upon request Upon request of the City,
Applicants or Qualified Preservation Partners shall submit documentation
for certification to the City for a determination of tenant eligibility.
(2)City staff shall be entitled to arrange periodic site visits to ensure habitability of
affordable units;Applicant or Qualified Preservation Partner will secure any
necessary authority to enter the unit and will cooperate with City staff.
(3)Monitoring required for compliance as part of a City funding award for affordable
units shall satisfy the requirements of this subsection (G).
(H)Enforcement Upon a finding by the City that an Affordable Housing project built
under the standards of this Code does not comply with the requirements of Section
5.2,the City make take one or more enforcement actions:
Section 36.ARTICLE 5 USE STANDARDS 5.3 RESIDENTIAL DEVELOPMENT
Section 5.3.3 NEIGHBORHOOD CENTERS is hereby amended to read as follows:
5.3.3 NEIGHBORHOOD CENTERS
(C)Use Requirements.
(2)No accessory drive-through facilities shall be permitted.
Section 37.ARTICLE 5 USE STANDARDS 5.9 BUILDING PLACEMENT AND
SITE DESIGN Section 5.9.1 Access,Circulation and Parking is hereby amended to read
as follows:
5.9.1 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,mobility assistance devices,and
transit,both within the development and to and from surrounding areas.Sidewalk
or bikeway 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-through facilities and loading zones.
(C)Development Standards.All developments shall meet the following
standards:
(5)Walkways.
(a)Directness and Continuity.Walkways within the site shall be located and
aligned to connect areas or points of pedestrian origin and destination.
At least one walkway shall be unobstructed by vertical curbs,stairs,
raised landscape islands,utility appurtenances or other elements that
restrict access and shall link street sidewalks with building entries
through parking lots.Such walkways shall be raised or enhanced with a
paved surface not less than six (6)feet in width.The private drive
connecting to the public right-of-way shall have walkways on both sides.
(8)Transportation Impact Study (TIS).In identifying those facilities that may
be required in order to comply with these standards,all development plans
must submit a TIS approved by the Traffic Engineer,which study shall be
prepared in accordance with the TIS guidelines maintained by the City.For
applications related to drive-through facilities,a stacking analysis shall be
included in the TIS.
(H)Drive-through Facilities.Any drive-through facilities,if permitted by the zone
district regulations set forth in Article 2,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-through
facilities for restaurants,banks,or other uses shall:
(1)avoid potential individual/vehicle conflicts;
(2)provide a minimum of four (4)stacking spaces for automobiles before
restaurant drive4hrough lane signs and a minimum of four (4)stacking spaces
before pick up windows for drive4hrough restaurants,which minimums may be
increased by the decision maker based upon the TIS;
(3)design stacking for minimum required spaces to not interfere with parking or
site circulation;
(4)provide adequate directional signage to ensure a free4low through the facility;
and
(5)provide a walk-up service option as well as drive-through.
EXIT
LANE
SEPARATE PEDESTRIAN AREA FROM
DRIVE-THROUGH FACILITY
PARKING
LOT
DRIVE-THROUGH STACKING
SHALL BE SEPARATE FROM
PARKING AND SITE CIRCULATION
PICK UP
WINDOW
-J
SEPARATE PEDESTRIAN AREA FROM
DRIVE-THROUGH FACILITY
Section 38.ARTICLE 5 USE STANDARDS 5.12 EXTERIOR SITE LIGHTING
EXIT LANE
DR VE-THROUGH STACKING
SHALL BE SEPARATE FROM
PARKING AND SITE CIRCULATION
~~33t~~7
7
—P
7
7
7
.7
ORDER BOARD
ONE-WAY
BUILDING
Section 5.12.1 EXTERIOR SITE LIGHTING is hereby amended to read as follows:
(D)Existing Lighting.Existing lighting shall mean lighting installed or approved
prior to March 26,2021.
(1)Pursuant to Section 6.3.10 changes to exterior light shall comply with the
level of review required.All review levels outlined in 6.3.10 shall be limited
to meeting Section 5.12.1(A),Purpose,Section 5.12.1(C),Design
Standards,and Section 5.12.1(l),Limits to Offsite impacts.For micro and
minor amendments,the Director may impose conditions of approval to
ensure lighting meets the purpose and intent of code requirements.The
applicant may appeal the Director’s decision in the same manner as a basic
development review or minor subdivision decision as set forth in Land Use
Code Section 6.3.12(C).
(2)Applicants for major amendments pursuant to 6.3.10(A)(4)shall submit a
lighting plan for the entire development site that meets the requirements of
this Section and,if necessary to meet such requirements,complete a site
lighting retrofit for the entire development site.
Section 39.ARTICLES USE STANDARDS 5.15 BUILDING STANDARDS Section
5.15.1 BUILDING AND PROJECT COMPATIBILITY is hereby amended to read as follows:
5.15.1 BUILDING AND PROJECT COMPATIBILITY
(E)Building Materials.
(1)Reserved.
(2)Glare.Building materials shall not create excessive glare.If highly reflective
building materials are proposed,such as aluminum,unpainted metal and
reflective glass,the potential for glare from such materials will be evaluated to
determine whether the glare would create a significant adverse impact on the
adjacent property owners,neighborhood or community in terms of vehicular
safety,outdoor activities and enjoyment of views.If so,such materials shall not
be permitted.
(3)Windows.
(a)Mirror glass with a reflectivity or opacity of greater than sixty (60)percent is
prohibited.
(b)Clear glass shall be used for street level commercial display windows and
doors.
(c)Windows shall be individually defined with detail elements such as frames,
sills and lintels,and placed to visually establish and define the building
stories and establish human scale and proportion.
(F)Reserved.
(G)Modification of Height Limits.To provide flexibility in meeting the height limits
contained in Article 4 of this Code,such height limits can be either increased or
decreased by the decision maker in the development review process for the following
purposes:
(I)allowing architectural embellishments consistent with architectural
style,such as peaked roof sections,corner turrets,belvederes or
cupolas;
(II)defining and reinforcing the downtown areas the major focal point in
the community;
(Ill)allowing for maximum utilization of activity centers;
(IV)providing conscious direction to the urban form of the City through
careful placement of tall buildings or structures within activity centers;
(V)allowing rooftop building extensions to incorporate HVAC equipment.
Section 40.ARTICLE 5 USE STANDARDS 5.15 BUILDING STANDARDS Section
5.15.2 MIXED-USE,INSTITUTIONAL AND COMMERCIAL is hereby amended to read as
follows:
5.15.2 MIXED-USE,INSTITUTIONAL AND COMMERCIAL
(B)General Standard.The street level shall be designed to comport with a pedestrian
scale in order to establish attractive street fronts and walkways.Walkways shall be
designed principally for the purpose of accommodating pedestrians and pedestrian
connections.
(C)Relationship of Buildings to Streets,Walkways and Parking.
(2)Building Placement and Build-to Lines.
(a)At least thirty (30)percent of the total length of the building along the
street shall be extended to the build-to line area.
(I)If a parcel,lot or tract has multiple streets,then the building shall be
built to at least two (2)of the built to lines,i.e.to a street corner.
(II)If there is a choice of two (2)or more corners,then the building shall
be built to the corner that is projected to have the most pedestrian
activity associated with the building.
(b)Buildings shall be located no more than fifteen (15)feet from the right-of-
way of an adjoining street if the street is smaller than a full arterial or has
on-street parking.
(c)Buildings shall be located at least ten (10)and no more than twenty-five
(25)feet behind the street right-of-way of an adjoining street that is larger
than a two-lane arterial that does not have on-street parking.
(d)Exceptions to the build4o-line standards shall be permitted:
(I)In order to form an outdoor space such as a plaza,courtyard,patio
or garden between a building and the sidewalk.Such a larger front
yard area shall have landscaping,low walls,fencing or railings,a tree
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canopy and/or other similar site improvements along the sidewalk
designed for pedestrian interest,comfort and visual continuity.
(II)If the building abuts a four-lane or six-lane arterial street,and the
Director has determined that an alternative to the street sidewalk
better serves the purpose of connecting commercial destinations due
to one or more of the following constraints:
a.High volume and/or speed of traffic on the abutting street(s).
b.Landform.
(Ill)An established pattern of existing buildings that makes a pedestrian-
oriented streeffront infeasible.Such an alternative to the street
sidewalk must include a connecting walkway(s)and may include
internal walkways or other directly connecting outdoor spaces such
as plazas,courtyards,squares,or gardens.
(IV)If a larger or otherwise noncompliant front yard area is required by
the City to continue an established drainage channel or access drive,
or other easement.
(V)In order to conform to an established pattern of building and street
relationships,a contextual build4o line may fall at any point between
the required build4o line and the build-to line that exists on a lot that
abuts,and is oriented to,the same street as the subject lot.If the
subject lot is a corner lot,the contextual build4o line may fall at any
point between the required build4o line and the build4o line that
exists on the lot that is abutting and oriented to the same street as
the subject lot.A contextual build4o line shall not be construed as
allowing a vehicular use area between the building and the street.
(D)Variation in Massing.
(1)Changes in mass shall be related to entrances,the integral structure and/or
the organization of interior spaces and activities and not merely for aesthetic
effect.False fronts or parapets create an insubstantial appearance and are
prohibited.
(E)Building Standards.In new buildings and,to the extent reasonably feasible,in
development projects involving changes to existing building walls,facades or awnings,
the following standards shall apply:
(1)Facade Treatment Minimum Wall Articulation.Building bays shall be a
maximum of thirty (30)feet in width.In order to avoid the effect of a single,long or
massive wall with no relation to human size,the following additional standards
shall apply:
(2)Facades.Facades that face streets or connecting pedestrian frontage shall
be subdivided and proportioned using features such as windows,entrances,
arcades,arbors,awnings,treillage with vines,along no less than fifty (50)
percent of the facade.
(3)Entrances.Primary building entrances shall be clearly defined and recessed
or framed by a sheltering element such as an awning,arcade or portico in order
to provide shelter from the summer sun and winter weather.
(4)Parking Structure Design.To the extent reasonably feasible,all parking
structures shall meet the following design criteria:
(a)Where parking structures face streets,retail or other uses shall be
required along at least fifty (50)percent of the ground level frontage
to minimize interruptions in pedestrian interest and activity.The
decision maker may grant an exception to this standard for all or part
of the ground level frontage on streets with low pedestrian interest or
activity.
(b)Auto entrances shall be located and designed to minimize
pedestrian/auto conflicts.Where service entries or parking structure
entries are needed,the following standards shall be met:
(I)The crown of the underground parking access ramp shall be
at least four (4)feet behind the back edge of the sidewalk;
(II)The beginning of the ramp for an above-ground parking garage
shall be at least four (4)feet behind the back edge of the
sidewalk;
(III)The sidewalk pavement shall be continuous across the drive
aisle.Any break in the paving surface or scoring shall be in the
drive surface and not in the pedestrian surface;and
(IV)Appropriate cautionary signage shall be used to alert
pedestrians to the presence of entering and exiting vehicles
and to inform drivers that pedestrians have priority.
(5)Encroachments.Special architectural features,such as bay windows,
decorative roofs and entry features may project up to three (3)feet into street
rights-of-way,provided that they are not less than nine (9)feet above the
sidewalk.Trellises,canopies and fabric awnings may project up to five (5)
feet into front setbacks and public rights-of-way,provided that they are not
less than eight (8)feet above the sidewalk.No such improvements shall
encroach into alley rights-of-way.
(6)Illumination prohibition.Exterior-mounted exposed neon/fiber optic/
rope L.E.D.lighting,illuminated translucent materials (except signs),
illuminated striping or banding,and illuminated product displays on
appurtenant structures (e.g.,fuel dispensers)shall be prohibited.
Section 41.ARTICLES USE STANDARDS 5.15 BUILDING STANDARDS
Section 5.15.3 LARGE RETAIL ESTABLISHMENTS is hereby amended to read as
follows:
5.15.3 LARGE RETAIL ESTABLISHMENTS
(B)Reserved.
(D)Development Standards.
(1)Building Design
(a)Building Placement and Build-to Lines.
-60 -
(I)At least thirty (30)percent of the total length of the building
along the street shall be extended to the build4o line area.
a.If a parcel,lot or tract has multiple streets,then the building
shall be built to at least two (2)of the build-to lines,i.e.to a
street corner.
b.If there is a choice of two (2)or more corners,then the building
shall be built to the corner that is projected to have the most
pedestrian activity associated with the building.
(II)Buildings shall be located no more than fifteen (15)feet from the
right-of-way of an adjoining street if the street is smaller than a
full arterial or has on-street parking.
(Ill)Buildings shall be located at least ten (10)and no more than
twenty-five (25)feet behind the street right-of-way of an adjoining
street that is larger than a two-lane arterial that does not have on-
street parking.
(IV)Exceptions to the build-to line standards shall be permitted:
1.In order to form an outdoor space such as a plaza,courtyard,
patio or garden between a building and the sidewalk.Such a
larger front yard area shall have landscaping,low walls,
fencing or railings,a tree canopy and/or other similar site
improvements along the sidewalk designed for pedestrian
interest,comfort and visual continuity.
2.If the building abuts a four-lane or six-lane arterial street,and
the Director has determined that an alternative to the street
sidewalk better serves the purpose of connecting commercial
destinations due to one or more of the following constraints:
a.High volume and/or speed of traffic on the abutting
street(s).
b.Landform.
An established pattern of existing buildings that makes a
pedestrian-oriented streetiront infeasible.Such an
-61 -
alternative to the street sidewalk must include a
connecting walkway(s)and may include internal
walkways or other directly connecting outdoor spaces
such as plazas,courtyards,squares,or gardens.
(3)In the case of large retail establishments,supermarkets or other anchor-
tenant buildings that face internal connecting walkways with pedestrian
frontage in a development that includes additional outlying buildings
abutting the street(s).
(4)If a larger or otherwise noncompliant front yard area is required by the City
to continue an established drainage channel or access drive,or other
easement.
(5)In order to conform to an established pattern of building and street
relationships,a contextual build-to line may fall at any point between the
required build-to line and the build-to line that exists on a lot that abuts,and
is oriented to,the same street as the subject lot.If the subject lot is a corner
lot,the contextual build4o line may fall at any point between the required
build4o line and the build-to line that exists on the lot that is abutting and
oriented to the same street as the subject lot.A contextual build4o line shall
not be construed as allowing a vehicular use area between the building and
the street.
(b)Facades and Exterior Walls:
(c)Small Retail Stores.Where large retail establishments contain additional,
separately owned stores that occupy less than twenty-five thousand
(25,000)square feet of gross floor area,with separate,exterior customer
entrances,the street level facade of such stores shall be transparent
between the height of three (3)feet and eight (8)feet above the walkway
grade for no less than sixty (60)percent of the horizontal length of the
building facade of such additional stores.
(d)Detail Features.Building facades must include:
(e)Roofs.Roofs shall have no less than two (2)of the following features:
(U Materials and colors.
(I)Facade colors shall be low reflectance.The use of high-intensity
colors,metallic colors,black or fluorescent colors shall be
prohibited.
(II)Building trim and accent areas may feature brighter colors,including
primary colors,but neon tubing shall not be an acceptable feature
for building trim or accent areas.
(5)Central Features and Community Space.Each large retail establishment
subject to these standards shall contribute to the establishment or enhancement
of community and public spaces by providing at least two (2)of the following:
patio/seating area,pedestrian plaza with benches,transportation center,window
shopping walkway,outdoor playground area,kiosk area,water feature,clock
tower or other such deliberately shaped area and/or a focal feature or amenity
that,in the judgment of the appropriate decision maker,adequately enhances
such community and public spaces.Any such areas shall have direct access to
the public sidewalk network and such features shall not be constructed of
materials that are inferior to the principal materials of the building and landscape.
(See Figure 15.)
Section 42.ARTICLES USE STANDARDS 5.15 BUILDING STANDARDS Section
5.15.4 CONVENIENCE SHOPPING CENTER is hereby amended to read as follows:
5.15.4 CONVENIENCE SHOPPING CENTER
(B)Reserved.
(C)Land Use.
(1)Size of Development.A convenience shopping center shall be situated
on seven (7)or fewer acres with four (4)or more business establishments
located in an area that is planned and developed as a whole.
(2)Permitted Uses.Permitted uses include retail stores,personal and
business services,convenience retail stores (with accessory gas
pumps),restaurants without drive-through windows,equipment rental
(not including outdoor storage),professional offices,limited banking
services such as automated teller machines,multi-unit dwellings,medical
offices and clinics,small animal veterinary clinics,and day care services.
(3)Phasing of Improvements.If a center is to be built in phases,each
phase shall include an appropriate share of the proposed streets and
circulation system,landscaping and outdoor spaces,screening and other
site and architectural amenities of the entire project.The extent of these
improvements shall be determined for each phase of a specific project at
the time of project development approval,and may not be based solely
upon a proportional or equal share of the entire site.Requirements for a
phased project may include off-site improvements.
(D)Buildings.
(1)Architectural Style.Standardized architecture,recognized as a
prototype of a larger chain of establishments,shall be customized to
enhance the distinctive character of the immediate neighborhood and the
City as a whole,as described below.
Section 43.ARTICLE 5 USE STANDARDS 5.16 SIGNS Section 5.16.2
PERMANENT SIGNS is hereby amended to read as follows:
TABLE (G)(1)
Freestanding Permanent Signs
Restaurant Drive-Through Lane Signs_____
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Section 44.ARTICLE 5 USE STANDARDS 5.17 WATER ADEQUACY
DETERMINATIONS Section 5.17.5 PROCEDURES AND STANDARDS FOR WATER
ADEQUACY DETERMINATIONS:OTHER POTABLE WATER SUPPLY ENTITIES is
hereby amended to read as follows:
5.17.5 PROCEDURES AND STANDARDS FOR WATER ADEQUACY
DETERMINATIONS:OTHER POTABLE WATER SUPPLY ENTITIES
(A)Application Requirements for Other Potable Water Supply Entities.
Applications for a water adequacy determination for all or portions of a
development to be served with potable water by other potable water supply
entities shall be a form as required by the Director.Such applications shall
include all of the following:
(8)An other potable water supply entity with an approved ODP or PUD Overlay as
outlined in Division 6.5 and Section 2.6.3 that includes the entire proposed
service area,may at either the other potable water supply entity’s,or Director’s
discretion,submit an application that describes their entire proposed service
area once with the initial phase of development and then update the initial
determination with a letter from a professional engineer for each subsequent
phase with the information required in Subsection 5.17.4;or as required based
on any material changes to:
(a)Any of the requirements set forth in this Section;
(b)The reported water supply as set forth in Subsection 5.17.3;or
(c)The proposed development,as determined by the Director.
(B)Review of Application.
(2)Review.
(a)The Director shall review the materials provided by the applicant
following the completion of the agreement identified in Subsection
5.17.5(B)(1).The time needed for the Director’s review shall be based
on the complexity of the application,the proposed water supply,and
proposed water supply system.
(b)Following the submission of the application,the Director shall be
entitled to require any such additional or supplemental information from
the applicant as may be required to review and ensure compliance with
all review criteria.
(c)The review will be completed concurrently with the required Final Plan,
Basic Development Review,Development Construction Permit,or any
plan amendments as specified in Section 5.17.3.
Section 45.ARTICLE 6 ADMINISTRATION AND PROCEDURES 6.2 GENERAL
PROCEDURAL REQUIREMENTS Section 6.2.2 OVERVIEW OF DEVELOPMENT
REVIEW PROCEDURES is hereby amended to read as follows:
6.2.2 OVERVIEW OF DEVELOPMENT REVIEW PROCEDURES
(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 their proposal;
•seek the addition of a new permitted use pursuant to Division 6.9;
•seek a text amendment to this Land Use Code pursuant to Division 6.25;
Section 46.ARTICLE 6 ADMINISTRATION AND PROCEDURES 6.3 COMMON
DEVELOPMENT REVIEW PROCEDURES FOR DEVELOPMENT APPLICATIONS
REQUIREMENTS Section 6.3.10 Step 10 Amendments and Change of Use is hereby
amended to read as follows:
6.3.10 STEP 10:AMENDMENTS AND CHANGES NOT REQUIRING
AMENDMENT
(A)Applicability.This Section applies to proposed amendments and changes not
requiring an amendment to (1)approved development plan or site specific development
plans,whether approved under this Code or prior law;and (2)any developed lot with a
legally established use that is currently allowed in the respective zone district where it is
located and for which an approved plan does not exist.This Section does not apply to (1)
nonconforming uses addressed in Division 6.16 or existing limited permitted uses
addressed in Division 6.17 except for a change of use to an allowed use,or (2)lots without
a legally established use.In instances where no approved plan exists but an amendment
is required,the City may require submittal of a site plan or other documentation sufficient
to memorialize existing and proposed development.
Subsequent to the approval of a development plan or site specific development plan
approved under this Code or a prior plan,or in instances where no approved plan exists
but a legally established use that continues to be allowed,amendments or changes to
such plans may be made per the requirements of this Section.Outlined below are levels
of change that are characterized by different review procedures,degree of change,and
required site improvements to bring the site into further or total compliance with current
standards.Percentages listed in below Subsection (D)through (C)are maximum
percentages in the aggregate.These levels include:
(1)No Amendment.If no amendment is required as described in below Subsection (D),
changes are reviewed through an applicable building permit,and if no building permit
is required,changes compliant with this Code may proceed without further review.
(2)Micro Amendment and Parkway Landscape Amendment.If a micro amendment or
parkway landscape amendment is required per below Subsection (E),changes are
reviewed through an amendment application prior to applicable permits and additional
site improvements to enhance multi-modal transportation as identified in below
Subsection (H).The decision maker is the Director.
(3)Minor Amendment.If a minor amendment is required per below Subsection (F),
changes are reviewed through a minor amendment application prior to other applicable
permits and require site improvements limited to those as identified in below
Subsection (H).The decision maker is the Director unless referred to the Planning and
Zoning Commission or the City Council pursuant to below Subsection (I).
The Director may decide minor amendments to an approved PUD Comprehensive
Plan as long as the PUD Comprehensive Plan as amended continues to comply
with the standards of this Code,as such standards may have been modified in the
existing PUD Comprehensive Plan,and so long as the amendment is consistent
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with the existing PUD Comprehensive Plan.Otherwise,the minor amendment must
be referred to the original decision maker for decision.
(4)Major Amendment.If a major amendment is required per below Subsection (G),
changes are reviewed through a major amendment application prior to other applicable
permits and require site improvements to bring the site into full compliance with the
standards of this Code as identified in below Subsection (H).
(B)Decision Maker Review and Decision;Determination of Appropriate Review
for Changes Not Listed in Subsections (D)Through (G).
(1)Review and Decision.The decision maker may approve an amendment if
the amendment complies with the criteria described in the applicable table,and the
site as amended will not reduce the existing level of compliance with this Code.The
decision maker may also approve an amendment if conditions can be imposed that,
when satisfied,allow the amendment to comply with the criteria described in the
applicable table and allow the site,as amended,to comply with this Code.If the
amendment does not meet the criteria described in the applicable table or the site,
as amended,will not comply with this Code,or both,and reasonable conditions of
approval to ensure compliance are not available,the decision maker shall deny the
proposed amendment.
(2)Changes Not Listed in Subsections (D)Through (G).The Director shall
determine the appropriate review per this Section for changes not listed in
Subsection (D)through (G)based on the similarity of the proposed unlisted change
to other listed changes and the impacts of the change in the context of the
neighborhood where the property to which the change would apply is located.The
Director’s decision is not subject to appeal.
(C)Additional Requirements.In addition to satisfying applicable Code requirements and
unless specifically noted in 6.3.10(H),amendments and changes not requiring an
amendment per (D)-(G)must satisfy all other applicable code and permit requirements
including,but not limited to,building,fire,engineering,utility,and historic preservation.All
demolition is subject to applicable historic review,construction waste and recycling
requirements,demolition noticing,permitting,and proper disconnection of utilities.
(D)No Amendment No amendment is required per this Subsection for the following
changes:
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NO AMENDMENT
Exterior Changes
~ny change to existing facade.
~ny increase or decrease to windows or doors.
Replacement of mechanical equipment similar in size and location.
Upgrade existing light fixtures to compliant fixtures.
Required changes to meet Building Code accessibility requirements.
Reduction of 50%or less of building footprint and replacing with landscaping.
Up to 100%demolition of existing building with no changes to landscaping.
Up to 25%change of landscaping materials,square footage,or changes to
compliant species,none of which are located in the public right of way.
Mding EV chargers,EV capable,or EV ready equipment in existing parking
5paces meeting utility separation requirements.
Interior Changes
~ny change to floor plan.
Dhange to a use in full or portion of the structure(s)on the site within the same
Use Table permitted in the zone district.
Reestablish the last approved use if it has been abandoned for less than two
jears and is still permitted in the zone district.
(E)Micro Amendment or Parkway Landscape Amendment is required for the following
changes:
Micro and Parkway Landscape Amendment
Exterior Changes:
Reduction greater than 50%of building footprint with landscaping changes.
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Decrease in vehicle parking spaces and/or paved area.
Greater than 25%change of landscaping materials,square footage,or changes ft
Dompliant species,none of which are located in the public right of way.
Any change of landscaping materials,square footage,or changes to compliant
species in the public right of way only that does not meet the threshold for “no
3mendment”above.
Increase or decrease in height of building or structure 10 feet or less.
25%or less increase of vehicle parking spaces.
~dditionaI mechanical equipment.
~ny increase in exterior lighting.
Interior Changes:
Increase of 5%or less in residential dwelling units.
Revisions to utility plans with no changes to site or landscape plans.
(F)Minor Amendment is required for the following changes:
Minor Amendment
Exterior Changes:
~ddition of up to 50%increase of the total building footprint(s)on site.
Increase in height by greater than 10 feet and less than 30 feet.
rree removal of 6”caliper or greater.
Increase lot size up to 50%.
Increase greater than 25%and less than 50%of the number of vehicle parking
spaces.
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Interior Changes:
Change from 0 to 4 existing dwelling units up to maximum of 5 total dwelling
units on the site.
Increase greater than 5%and less than 15%of dwelling units.
Dhange of use to a different Use Table permitted in the applicable Zone District.
(e.g.,Residential Use Table to the Commercial/Retail Use Table)
Reestablish the last approved use if it has been vacated for more than two and
less than five years and is still permitted in the zone district.
(G)Major Amendment is required for the following changes:
Major Amendment
Exterior Changes:
Mdition greater than 50%of the total building footprint(s)on site.
Increase greater than 50%of the current lot size.
Increase in height by 30 feet or greater.
Increase of greater than 50%of vehicle parking spaces.
Interior Changes:
~ddition of Permitted Use
(1)Major Amendments shall be processed as required for the land use or uses
proposed for the amendment as set forth in Article 4 (i.e.,BDR,Type 1 review,or Type
2 review)for the zone district in which the land is located for both plans approved under
this Code or prior law.Any major amendments to an approved project development
plan or site specific development plan shall be recorded as an amendment 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 Comprehensive
Plan shall be by ordinance.
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(2)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 prior to the adoption of this Code,is a major amendment,and shall
be processed as a Type 2 review.However,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.,
BDR,Type I review or Type 2 review)for the zone district in which the land is
located.The criteria established in Subsection 6.2.4(C)shall additionally apply.
(3)If a new land use is proposed for land,it shall be processed as required for the land
use or uses proposed as set forth in Article 4 (i.e.,BDR,Type 1 review or Type 2
review)for the zone district in which the land is located.
(H)Site Improvements.Site improvements include physical changes to land or buildings,
dedication of land or easements,and updates to legal descriptions,all as required per
applicable provisions of the Land Use Code.
All amendments and changes not requiring an amendment are required to remain at the
current level of compliance with the Code or increase the level of compliance with the
Code.In connection with above Subsections (D)through (F),the following site
improvements are required:
Site Improvements
%lo vlicro &Parkway ~1inor ~1ajor
~mendment \mendment ~mendment °~mendment
Plat or replat when no
plat exists,current legal
Jescription is metes and
bounds,or expanding \pplicable °~ppIicabIe
beyond the original
boundary of the
ievelopment
Right of way or easemen pplicable \pplicable
Jedication
Stormwater infrastructur ;pplicable \pplicable
and treatment
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Landscaping \pplicable ~pplicable
Street trees ~pplicable \pplicable ~~pp1icable
Lighting \pplicable ~ppIicable
rrash enclosure pplicable ~ppIicable
Bicycle spaces ~pplicabIe \pplicable ~pplicable
Iehicle parking spaces pplicable ~pplicable
Connecting walkway ~pplicable \pplicable ~pplicable
11 other site
improvements unless thې~pplicable
Director determines
therwise*
*For site improvements not included in this list,the Director may determine if such
additional unlisted site improvements have a reasonable nexus to the proposed change to
require such additional improvements.Notwithstanding the foregoing per the Building
Code and Fire Code,certain changes may require a building permit,right of way permit,
and historic preservation.
(I)Referral.For minor amendments,the Director may refer the minor amendment to the
Planning and Zoning Commission for a decision,or to City Council in the case of a minor
amendment of a City Council approved PUD Comprehensive Plan.If so referred,the
decision maker’s decision shall constitute a final decision,subject only to appeal as
provided for development plans under Divisions 6.2.3 (B),(C),(D),(E),and (G)as
applicable,for the minor amendment.City Council approval of a minor amendment to a
PUD Comprehensive Plan shall be by ordinance.
(J)Appeals.Appeals of decisions of approval,approval with conditions,or denial shall
only apply to minor amendments and major amendments and shall be filed and processed
in accordance with Section 6.3.12 (Step 12).Micro amendments and parkway landscape
amendments are not subject to appeal.
(K)Notification.Written notice must be mailed to the owners of record of all real property
abutting the property that is the subject of the minor amendment application at least
fourteen (14)calendar days prior to the Director’s decision.Major amendments shall follow
notification requirements in Section 6.3.6 (Step 6).
Section 47.ARTICLE 6 ADMINISTRATION AND PROCEDURES 6.8
MODIFICATION OF STANDARDS Section 6.8.2 MODIFICATION REVIEW
PROCEDURES is hereby amended to read as follows:
6.8.2 MODIFICATION REVIEW PROCEDURES
(H)Step 8
(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 applicable purposes of the
Land Use Code as contained in Section 1.2.2 to the extent the purposes are
reasonably applicable to the standard for which the modification is requested.
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).
Section 48.ARTICLE 6 ADMINISTRATION AND PROCEDURES 6.14 VARIANCES
Section 6.14.4 VARIANCE REVIEW PROCEDURES is hereby amended to read as
follows:
6.14.4 VARIANCE REVIEW PROCEDURES
(H)Step 8 (Standards):Applicable and the Director or Land Use Review Commission
may grant a variance from the standards of Articles 2-5 and 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:
(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 applicable purposes of the Land Use Code as
contained in Section 1.2.2 to the extent the purposes are reasonably applicable
to the standard for which the modification is requested.
Section 49.ARTICLE 6 ADMINISTRATION AND PROCEDURES 6.25
AMENDMENT TO TEXT OF CODE AND/OR ZONING MAP Section 6.25.4 TEXT AND
MAP AMENDMENT REVIEW PROCEDURES is hereby amended to read as follows:
6.25.4 TEXT AND MAP AMENDMENT REVIEW PROCEDURES
(H)Step 8 (Standards):Applicable,as follows:
(2)Mandatoty 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 Commission or approved by the City Council
only if the proposed amendment is:
(a)in general alignment with the principles and policies of the City’s
Comprehensive Plan;and/or
Section 50.ARTICLE 7 RULES OF MEASUREMENT AND DEFINITIONS 7.1
MEASUREMENT Section 7.1.2 RULES OF MEASUREMENT is hereby amended to read
as follows:
7.1.2.RULES OF MEASUREMENT
Build-to line shall mean the line on which the front of a building or structure must be
located or built and which is measured as a distance from a public right-of-way
street.To establish “build-to”lines,buildings shall be located and designed to align
or approximately align with any previously established building/sidewalk
relationships that are consistent with applicable standards.
Section 51.ARTICLE 7 RULES OF MEASUREMENT AND DEFINITIONS 7.2
DEFINITION Section 7.2.2 DEFINITIONS is hereby amended to read as follows:
7.2.2 DEFINITIONS
Accessoty drive-through facilities shall mean a facility that by design,physical facilities,
service or packaging procedures encourages or permits customers to receive services,
obtain goods or be entertained while remaining in their motor vehicles and without parking
the vehicle.Examples include but are not limited to banks and pharmacies.This definition
does not include drive-through restaurants.
Affordable housing development shall mean a development project in which a specified
minimum percentage of said dwelling units (the “affordable housing units”)are to be
available for rent or purchase on the terms described in the definitions of affordable
housing unit for rent or affordable housing unit for sale (as applicable).
Affordable housing unit for rent shall mean a dwelling unit that is available for rent on
terms that would be affordable to a household earning a specified percentage or less of
the Area Median Income (AMI)as calculated for Fort Collins by the Department of
Housing and Urban Development (HUD)and adjusted for household size,and at a cost
that does not exceed the rental rate published by the Colorado Housing and Finance
Authority for that income level and size dwelling unit.
Affordable housing unit for sale shall mean a dwelling unit that is available for purchase
on terms that would be affordable to a household earning a specified percentage or less
of the Area Median Income (AMI)as calculated for Fort Collins by the Department of
Housing and Urban Development (HUD)and adjusted for household size based on 1.5
people per bedroom (rounded down),and at a cost that results in a household paying
less than thirty-eight (38)percent of their gross income for housing,including principal,
interest,taxes,insurance,utilities and homeowners’association fees.
Connecting walkway shall mean (1)any street sidewalk,or (2)any walkway that directly
connects a main entrance of a building along the shortest distance to the street sidewalk.
Convenience shopping center shall mean a shopping and service center situated on
seven (7)or fewer acres with four (4)or more business establishments with separate
exterior entrances,located in a complex that is planned,developed and managed as a
single unit,and located within and intended to primarily serve the consumer demands of
adjacent employment areas.The principal uses permitted include retail stores;business
services;convenience retail stores with fuel sales (possibly including an accessory one-
bay automatic carwash);personal business and service shops;standard or fast food
restaurants (without drive-through windows);vehicle minor repair,servicing and
maintenance uses;liquor sales (for on-or off-premise consumption);beauty or barber
shops;dry-cleaning outlets;equipment rental (not including outdoor storage);limited
indoor recreational uses;pet shops;and uses of similar character.Secondary uses may
include professional offices;limited banking services such as branch banks (including
accessory drive4hrough facilities)and automated teller machines;multi-unit dwellings;
medical offices and clinics;small animal veterinary clinics;child care centers;and elderly
day care facilities.
Drive aisles shall mean the lanes in a parking lot devoted to the passage of vehicles,as
opposed to the parking stalls.The term drive aisle does not include lanes used only or
primarily for drive4hrough customer service.
Private drive shall mean a parcel of land not dedicated as a public street over which a
private easement for road purposes has been granted to the owners of property adjacent
thereto,which intersects or connects with a public or private street,and where the
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instrument creating such easement has been recorded in the Office of the Clerk and
Recorder of Larimer County.
Restaurant,drive-in shall mean any establishment in which the principal business is the
sale of foods and beverages to the customer in a ready-to-consume state and in which
the design or principal method of operation of all or any portion of the business is to allow
food or beverages to be served directly to the customer while parked in a motor vehicle
without the need for the customer to exit the motor vehicle.
Restaurant,drive-through shall mean any establishment in which the principal business
is the sale of foods and beverages to the customer in a ready4o-consume state and in
which the design or principal method of operation of all or any portion of the business is
to allow food or beverages to be served directly to the customer in a motor vehicle without
the need for the customer to exit or park the motor vehicle.
Sign,awning shall mean a sign that is painted on,integrated into,or attached to an
awning.For the purposes of this definition,an awning is a projection from the building
that is supported entirely from the exterior wall of the building,and that gives shelter from
the sun or weather over doors,windows,or street level storefronts.An awning is different
from a canopy in that an awning is covered with fabric or other flexible material.
Sign,interactive window shall mean one (1)or more illuminated screens that are
displayed inside street level storefront windows that can be programed to allow customers
to navigate content interactively from outside the window.
Section 52.The definitions of Auto-related and roadside commercial,Drive-in
use,Party-in-interest,Restaurant fast food,and Transit-oriented development (TOD)
Overlay Zone contained in ARTICLE 7 RULES OF MEASUREMENT AND DEFINITIONS
7.2 DEFINITION Section 7.2.2 DEFINITIONS are hereby deleted in their entirety:
Section 53.Community Development and Neighborhood Services staff in their
role as the codifier of the Land Use Code are directed to review the Land Use Code and
make sure that the term mixed-use is consistently spelled with the hyphen joining the
words.
Section 54.Community Development and Neighborhood Services staff in their
role as the codifier of the Land Use Code are directed to review the Land Use Code and
make sure that the term non-residential is consistently spelled with the hyphen joining the
words.
Section 55.Community Development and Neighborhood Services staff in their
role as the codifier of the Land Use Code are directed to make changes to the Land Use
Code tables of contents corresponding to the changes set forth in this Ordinance.
Section 56.The table entitled “BUILDING ENVELOPE”contained in ARTICLE 2
ZONE DISTRICTS 2.3 COMMERCIAL DISTRICTS Section 2.3.1 CC Community
Commercial District is hereby amended to read as follows:
BUILDING ENVELOPE
BUILDING HEIGHT
Al Buildings 5 stories max.
Affordable Housing 6 stories max.
Development Bonus
Section 57.ARTICLE 5 USE STANDARDS,SECTION 5.17.4 PROCEDURES
AND STANDARDS FOR WATER ADEQUACY DETERMINATIONS:ESTABLISHED
POTABLE WATER SUPPLY ENTITIES is hereby amended to read as follows:
(A)Application Requirements.
(1)Requests under this Section shall include a letter as described in Subsection (a),
unless exempted pursuant to Subsection (b).
(A)A letter prepared by a registered professional engineer or by a water supply
expert from the established potable water supply entity that contains the
following information:
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All letters shall be provided to City Council for informational purposes only and kept
on file with the City’s Planning and Development Services Department.At the
established potable water supply entity’s discretion,the letter may describe their
entire service area and be submitted for a determination once updated as required
based on any material changes to any of the requirements in this Section or in their
reported supply as described in Subsection 5.17.3 (C).If the letter describes the
entire service area,then the entity does not need to resubmit the approved letter
with each letter as outlined in Subsection 5.17.4(A)(2)but should be referenced
within the letter content in addition to what is outlined in Subsection 5.17.4(A)(2).
(b)The letter described in Subsection (a)shall not be required if the
established potable water supply entity has a water supply plan,or other plans that
cumulatively provide the information that:
All water supply plans,or other plans that cumulatively provide the information
required above shall be provided to City Council for informational purposes only
and kept on file with the City’s Planning and Development Services Department.
The Director may defer providing the Council with any water supply plan or other
plans until such time as the established potable water supply entity updates their
existing water supply plan.Once the plan,or plans,are on file,they do not need
to be resubmitted with each letter as outlined in Subsection 5.1 7.4(A)(2)but should
be referenced within the letter content in addition to what is outlined in Subsection
5.1 7.4(A)(2).
Section 58.ARTICLE 6 ADMINISTRATION AND PROCEDURES 6.27.17 MAPS
is hereby amended to read as follows:
Maps referred to in any such designations and regulations shall be available for
inspection in the offices of the Planning and Development Services Department.
Section 59.ARTICLE 7 RULES OF MEASUREMENT AND DEFINITIONS 7.2
DEFINITION Section 7.2.2 DEFINITIONS is hereby amended to read as follows:
7.2.2 DEFINITIONS
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Boat sales with storage shall mean the use of any land for the (1)sales of watercraft or
(2)the display,storing,or repair of new or used watercraft outside of an enclosed building.
This use does not include temporary sidewalk,tent,or open-air sales of watercraft,any
of which are accessory to a retail store and have,as applicable,been City approved.
Department shall mean the Planning and Development Services Department,or the
successor department existing from time-to-time in the City’s organizational structure.
Vehicle sales and leasing for farm equipment,mobile homes,recreational vehicles,and
large trucks shall mean the use of any building,land area or other premises for the display
and sale or lease of new or used large trucks,trailers,farm equipment,mobile homes,
and recreational vehicles,and may include the outside storage of inventory,any warranty
repair work or other repair service conducted as an accessory use.
Introduced,considered favorably on first reading on October 21,2025,and
approved on second reading for final passage on December 2,2025.
4,4
ATTEST:gil’
ity :rk
Effective Date:December 12,2025
Approving Attorney:Brad Yatabe
Exhibit:None