HomeMy WebLinkAbout018 - 02/20/1996 - ESTABLISHING CERTAIN INTERIM STANDARDS AND GUIDELINES FOR ALL COMMERCIAL DEVELOPMENT ORDINANCE NO. 18, 1996
OF THE COUNCIL OF THE CITY OF FORT COLLINS
ESTABLISHING CERTAIN INTERIM STANDARDS AND GUIDELINES
FOR ALL COMMERCIAL DEVELOPMENT
WHEREAS,the City has embarked upon an effort to devise and improve its Comprehensive
Plan by the development of the new "City Plan"; and
WHEREAS, prior to the development of the "City Plan" the Council has determined that it
is in the best interests of the citizens of the City that interim measures be taken to regulate
commercial development within the City; and
WHEREAS,the Council has further determined that certain Design Standards and Guidelines
for Commercial Development should be adopted and implemented in the development approval
processes of the City; and
WHEREAS, the Council has further determined that certain neighborhood compatibility
criteria should be implemented for the approval of "Standard Subdivisions" and certain other
development approval processes of the City.
NOW, THEREFORE, BE IT ORDAINED BY THE COUNCIL OF THE CITY OF FORT
COLLINS as follows:
Section 1. That the Council of the City of Fort Collins hereby approves and adopts for
implementation as hereafter provided the Design Standards and Guidelines for all Commercial
Development together with certain related submittal requirements(hereinafter referred to collectively
as the "Standards and Guidelines"), a copy of which is attached hereto and incorporated herein by
reference as Exhibit"A".
Section 2. Notwithstanding any provisions to the contrary in the Code of the City, no
overall development plan or preliminary planned unit development for commercial development(as
defined in the Standards and Guidelines) shall be approved pursuant to the provisions of Section 29-
526 and no subdivision preliminary plan for any such commercial development shall be approved
pursuant to the provisions of Subdivision V of Chapter 29 of the Code until the planned unit
development or subdivision has been determined by the Planning and Zoning Board to be in
compliance with the Standards and Guidelines and with the criteria for the promotion of
neighborhood compatibility (hereinafter referred to as the "Criteria") copies of which criteria are
attached hereto and incorporated herein by reference as Exhibits `B-1" through `B-6"; provided,
however, that in the case of a minor subdivision approved in accordance with the provisions of
Section 29-644, the determination of compliance with the Standards and Guidelines and the Criteria
shall be made by the Director of Planning, subject to referral or appeal to the Planning and Zoning
Board.
Section 3. No building permit for commercial development (as defined in the Standards
and Guidelines) of property shall be issued pursuant to Sections 29-5 and 29-74 of the Code unless
the project for which the building permit is to be issued has been determined by the Director of
Community Planning and Environmental Services to be in compliance with the Standards and
Guidelines and the Criteria, provided, however, that the requirements contained in this Section 3
shall not apply if a building permit application and/or utility plans for the development of such
property has been filed with the City prior to March 1, 1996.
Section 4. In the event that any standard in the Standards and Guidelines (or any related
submittal requirement) or any of the Criteria conflict with any previously established criteria,
standard or submittal requirement of the City, the standard (or related submittal requirement) or
criteria adopted pursuant to this ordinance shall control over any such previously established criteria,
standard or requirement.
Section 5. This ordinance is temporary in nature and is intended to be replaced by
subsequent legislative enactment. Accordingly, said ordinance shall become null and void as of July
31, 1997.
Introduced, considered favorably on first reading, and ordered_published this 6th day of
February, A.D. 1996, and to be presented for final passage on the 20th f February,A.D.1996.
ayor
ATTEST: C
1". ��h n n £
City Clerk
Passed and adopted on final reading this 20th day of Fear , A.D. 199 .
ayor
ATTEST:
City Clerk
Exhibit A
Design Standards and Guidelines
for All Commercial Development
Updated 1/30/95
Purpose
The purpose of these standards and guidelines is to serve as interim requirements for commercial
land development in Fort Collins, consistent with the growing awareness of ways to make Fort
Collins more livable for all residents by the way our physical surroundings are arranged
(including such things as streets, buildings, outdoor spaces, and neighborhoods). These
standards and guidelines are intended to apply only until the finished implementation products of
"City Plan" (the project to update the Comprehensive Plan, currently in progress) are adopted to
replace them.
Fort Collins already has a development review system that promotes such responsive land
development. These standards and guidelines augment the existing system. They are part of a
community response to dissatisfaction with generic land development formulas that would not add
to Fort Collins as a unique place, and sprawled auto-oriented development trends that would not
extend Fort Collins'well-regarded qualities in appropriate ways.
These standards and guidelines provide more support for the design of an urban environment
built to human scale and to inviting local standards of attractiveness. The underlying assumption
is that motor vehicles can be accommodated by community design that accommodates people as
the first order of priority, and not vice versa,without sapping the vitality that comes from a
balance between serving both automobile and pedestrian movement, and without undue costs
that would escalate the cost of living in Fort Collins.
This underlying assumption leads to essentially simple requirements under the standards:
- streets, sidewalks, and other connecting outdoor spaces that weave new development into the
community fabric of Fort Collins as completely as possible; and
- buildings that are oriented to sidewalks or other outdoor spaces for people, not set back behind
parking lots or oriented only to parking lots.
It is the City's hope that the standards will not limit creativity; but rather will be a useful tool for
design professionals engaged in site specific design in context.
1
Procedure
In this document, "standards" denoted by (+) are mandatory. "Guidelines" denoted by (o) are
not mandatory, but rather state a design approach that is encouraged, based on community goals
and locally determined aspirations for the future. The suggestions in the guidelines are meant to
be considered in the specific context of individual situations. Approval may not be granted or
denied based on compliance with the guidelines.
The Planning and Zoning Board or the Zoning Board of Appeals,whichever is applicable, is
empowered to grant variances to the mandatory (+) standards under the following
circumstances:
1) The strict application of the standard would result in peculiar and unusual practical difficulties
or exceptional undue hardship upon the owner of the affected property; or
2) The alternative plan, as submitted, will protect the public interest advanced by the standard for
which the variance is requested equally well or better than would compliance with such standard;
and
(3) In either of the foregoing circumstances, the variance may be granted without substantial
detriment to the public good.
Format of this Document
The format for the standards and guidelines includes these distinctions:
Italics - presents a purpose statement for a section.
Bold - presents the standard or guideline. (Also used in headings).
Standard type - presents additional background explanation of the standards and guidelines.
Small italics - present captions for illustrations. They only explain the illustrations.
2
Explanation/Definition of Terms
Commercial Development: Any land development activity in the city, except development
activity intended solely for residential, industrial and/or light industrial use.
Direct Pedestrian Access: Walkway access that connects origins to destinations for pedestrians,
without requiring pedestrians to backtrack, walk through parking lots, or follow parking lot
outlines which are not aligned to a logical route.
Drive Aisles: 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 drive-
through customer service.
Pedestrian Frontage: The area adjacent to walkways, designed to provide interest and comfort
for people walking or sitting; pedestrian frontage may consist of building faces, site design,
and/or landscape areas.
Pedestrian Scale (Human Scale): Relationship between the dimensions of a building, street,
outdoor space, or streetscape element to the average dimensions of the human body.
City Block Scale: Relationship between the proportions of elements of urban land development
and the proportions of traditional city blocks in Fort Collins, which blocks, for the purposes of
this definition, shall be considered to be approximately 400 feet on each side.
Where physical conditions permit: Where this phrase is used, it means that the development
application must comply with the standard unless the applicant can demonstrate that it is not
physically possible to do so due to landform, sight line requirements, existing trees, utilities,
drainage requirements, access requirements, or other constraints of the land parcel.
3
Submittal Requirement: A "Context Diagram"
Notwithstanding any other requirements of the City's development review processes, all
applicants for commercial development approval or issuance of any building permit for
commercial development shall submit a "context diagram" (or multiple diagrams) that
graphically depicts how the development plan relates to its surrounding neighborhood or
community context. The purpose of the diagram(s) is to convey the ideas that determine how
the plan contributes to a complete,visually related pattern with existing development or
approved plans in the vicinity. The format of the diagram(s) shall be determined by the
applicant, and should depend on the size and complexity of the development proposal.
Following are some examples of subjects that are often crucial and should be considered:
- providing interconnections with the public transportation system including the local street,
sidewalk, and bike path network;
- connecting pedestrian origins and destinations with inviting pedestrian frontage;
- creating comfortable outddoor spaces designed to attract and accommodate people, where
higher pedestrian activity is likely to occur;
- incorporating some of the main characteristics of nearby buildings such as basic proportions,
shapes, or kinds of materials (or, in some cases, deliberately designing a contrasting relationship
with nearby buildings);
- preserving or creating key views of the mountains or other landmarks;
-designing the development to be reasonably attractive from significant viewpoints on all sides;
and containing or buffering the negative impacts of such elements as parking, service functions,
outdoor storage, etc.
The context diagram is to facilitate more productive review and analysis of the proposed project
according to these standards and guidelines. The form of the context diagram may vary
according to the site specific planning considerations, because of the wide range of situations
covered by these standards and guidelines. The context diagram will be used as a tool to prepare
and evaluate the remainder of the submittal.
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Standards and Guidelines
I. Streets and Connections
The purpose of this section it to place priority on convenient mobility for all residents by the evolution of a
complete network of streets and connections with frequent alternative routes for local auto traffic,
bicyclists, and pedestrians. (The network may include paths, trails, alleys, driveways, and other
connections). Also, the street and sidewalk network should be depeloped in such a way that it fulfills its
role as attractive, enduring public open space that makes new development an integral extension of the
community.
Extend the Community Network
1. Developments must be linked with surrounding areas and uses by extending city
streets, sidewalks, and/or paths directly into and through the development, thereby
providing convenient, direct pedestrian and bicycle access to and from all sides of the
development. (+)
Plan and design developments to provide for such access to and from future neighboring projects
reasonably anticipated to occur, as well as existing adjacent development.
Large developments with multiple buildings may have the
[Illustrations pending] chance to extend the city street network,depending on the
existing network and the size and shape of the development
parcel. (Mashpee Commons,p. 175)
Smaller developments or single buildings may not be able to influence
the city street system,but can still create path and walkway connections.
Such connections highlight the importance of an attractive, inviting appearance on all sides
where people live or work, thereby weaving new development as completely as possible into
surrounding neighborhoods and uses.
5
Personal Mobility and Interaction
2. Access to developments must serve the needs of the pedestrian and the bicyclist as well
as the motorist. Accordingly, in the planning and design of the development, the emphasis
of the site plan must be shared among the following: (1) pedestrian access to the site and
buildings; (2) gathering areas for people, and (3) auto access and parking lots. The
emphasis must not be placed solely on a parking lot. (+)
Depending on the size and complexity of the development, meeting #2 above may be as simple
as a sidewalk and a landing, or as extensive as essentially adding a new commercial district to the
city.
Even where foot traffic is not the most critical part
of business,comfortable landscaped sidewalks can
make a new development an attractive and
complete addition to Fort Collins. Access should be
designed with at least as much priontygiven to
accommodating people walking,as to people
driving. (Sidewalk leading in,bikes parked)
3. Walkways must be located and aligned to directly and continuously connect areas or
points of pedestrian origin and destination, and not be located and aligned solely based on
the outline of a parking lot configuration that does not provide such direct pedestrian
access. (+)
"This" not uThis"
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On-Street Parking
4. Streets and other elements of the site plan should be designed so that on-street parking
is a functional part of the development. (o)
II. Buildings
The purpose of this section is to encourage site-specific, responsive planning and design, based on human
scale and local standards of attractiveness and to form streetfs ants that are easily served by a balanced
transportation system. These standards andguidelines focus on the public characteristics and spaces that
are created by commercial buildings.
Pedestrian Scale
5. Buildings should be designed to offer attractive and inviting pedestrian scale spaces,
amenities, and details. (o)
Design in Context
6. Buildings should be planned and designed to emphasize a complementary relationship
to surrounding neighborhood areas, rather than a superimposed, generic, or parking-
driven formula. The primary concern regarding the public aspects of buildings should be
the integration of buildings and adjoining spaces into a complete, connected extension of
the community, with the design of the individual building treated as no more significant
in itself than in relation to its neighboring environment and to Fort Collins as a unique
7
community. (o)
Relate to Streets
7. Building mass should be shaped by connections to the street and sidewalk network, and
in turn the building mass should be designed to give deliberate form to streets and
sidewalk areas and other adjacent public spaces (plazas, courtyards, patios, window
shopping areas, and other similar spaces). Where possible,buildings should be placed to
front on and relate primarily to streets. (o)
p.40A commercial center in which the buildings have been shaped by the street/sidewalk network,and in turngive definite farm to
streets,sidewalk,and other spaces.Harmony Diagram
8. In commercial projects with multiple buildings, consider orienting at least some of the
buildings to streets leading in from the neighborhood, rather than orienting all buildings
to internal parking lots. (o)
VPS 2.5
Following guideline #8 above can create several benefits to the community: it makes an inviting
transition into the development; it accommodates some neighborhood-serving uses that have low
visibility needs and traffic impacts; and it breaks a massive development into"blocks" of
8
buildings and parking lots with proportions that are easier to identify with a pleasing addition to
the city.
Orient Entrances to Pedestrian Access
9. In single-building developments, a primary building entrance must face a walkway,
plaza, or courtyard that has direct linkage to a public sidewalk without requiring people to
walk across intervening parking lots or driveways, where physical conditions permit,
except as provided in #10 and #11 below. (+)
nsco/xsD
Multiple or secondary entrances from parking lots or interior blocks are encouraged to
accommodate other access needs.
Exceptions to #9
10. Compliance with #9 above shall not be required if the applicant can demonstrate that
a driveway across the pedestrian access is unavoidable because:
(1) the absence of such driveway would result in a conflict with other City or State access
requirements, or
(2) placing a building to front directly on the street would result in an auto fueling or
service area next to a home or professional office, or
(3) a dominance of arterial, highway, or highway frontage road vehicular traffic dictates
that other, equivalent public outdoor space should be provided as an alternative to the
street sidewalk for the purpose of connecting contiguous commercial destinations.
(+)
9
Building Faces or Landscape Areas at Street Corners
Buildings at street corners are significant because they have at least two facades exposed to the
public street and because street corners are focal points and gathering points. Building faces and
landscape areas can anchor the prominent position better, and for a longer term, than can
parking lots and driveways, even where pedestrian activity is not crucial to the land use at the
time of the development.
11. At street corners, if the applicant determines that it is not feasible to locate a building
next to the street corner with no intervening parking or driveway because of the
functionality of the proposed use, then a corner landscape area must be provided and no
parking shall be located within 75 feet of the right-of-way at an arterial street corner, or
50 feet of the right-of-way at a collector street corner, or 25 feet of the right-of-way at a
local street corner, measured at the center or apex of the right-of-way return. (+)
Such a"corner landscape area" could combine several useful functions in addition to providing
an attractive public view by buffering vehicular use areas. Examples are storm water
improvements,
landscaped pedestrian areas, and utility easements.
12. In single-building developments, if an applicant proposes a vehicular use area next to a
street corner according to #11 above, direct pedestrian access must be provided with
pedestrian frontage that includes no more than one driveway crossing. Any such driveway
crossing must emphasize and place priority on the pedestrian access and the material and
layout of the pedestrian access must be continuous as it crosses the drivewaway, with a
break in continuity of the driveway paving and not in the pedestrian access way. (+)
13. Where a driveway crosses a walkway, make the walkway continuous in grade across a
driveway, without a ramp down to the road bed, if possible without creating unreasonable
drainage impacts. (o)
10
Such a continuous grade crossing could be done either by elevating a crosswalk or by unifying a
larger area in the manner of a plaza,with bollards, planters, paving, special curbing, or other site
design elements to define the circulation.
Parcels with Multiple Street Corners
14. Parcels bounded by more than one street corner shall be required to comply with #11
and #12 (above) at only one of the corners except where such corners are separated by
more than one thousand feet, measured at the right-of-way.
Front onto Streets with Minimized Setback
15. Building setbacks from local and collector streets should be minimized. Accordingly,
"build-to lines" based on a relationship to the sidewalk should be established by
development projects, in order to establish a visually continuous, pedestrian-oriented
streetfront. To establish "build-to" lines, new buildings should be aligned with prior
established building setbacks that have been established consistent with this guideline.
"Build-to" lines for non-residential buildings should generally be the back of the sidewalk
or within fifteen feet. (o)
16. Minimized setbacks and"build-to" lines may also be appropriate along arterial streets
in some cases, where the dominance of vehicular traffic flow or the landform does not
preclude viable pedestrian frontage. (o)
A possible reason not to follow guideline #13 (above) would be to create a courtyard, patio,
formal walkway, plaza, or similar outdoor space for people, between the building and the street.
Also, in the case of large buildings for employment, storage, or auto-related uses that have little
relationship to pedestrians, or that have a need to limit ground floor windows, the "build-to" line
may not be realistic for the bulk of the building. Such buildings should still be built with at least
30% of one side of the building brought to a"build-to"line.
Treatment of Exceptions to the Minimized Setback
17. If variation from the suggested build-to lines in #13 above is proposed in a specific
situation, the larger setback area should have landscaping, low walls or fencing, a tree
canopy, and/or other site improvements along the sidewalk designed for pedestrian
interest, scale, and comfort. (o)
11
Gar Station, Washington's,Lynx sketch
Design of Independent Developments With Internal Orientation
18. Where it is not possible or appropriate to extend city streets and sidewalks directly
into a development or to bring buildings up to a city sidewalk, buildings should still be
shaped and designed to form pleasant, direct connections to adjacent land uses. (o)
P.41,focus on a plaza?
19. In multiple-building developments, all primary building entrances must face
walkways, plazas, or courtyards that have direct, continuous linkage to the street without
making people walk through parking lots. However, it may be necessary for such direct
pedestrian access ways to cross drive aisles. Any such driveway crossing must emphasize
and place priority on the pedestrian access and the material and layout of the pedestrian
access must be continuous as it crosses the drivewaway, with a break in continuity of the
driveway paving and not in the pedestrian access way. Any such crossings which ramp
down to a road bed shall be limited to either a maximum of two, or one per 200 feet of
walkway length, whichever is greater. (+)
At a minimum, such continuous definition essentially results in a crosswalk. At best, this can be
an extension of a plaza or forecourt in front of the building that enhances the building and
creates a central feature and a gathering point for people.
A drive aisle directly in front of a building is often the single most negative element in otherwise
inviting developments, detracting from both the building and the site design.
12
III. Site Design
The purpose of this section is to further encourage site design in large or multiple building developments
that accommodates both motor vehicles and pedestrians in a way that will be convenient and inviting far
the pedestrian.
20. Entrances and parking lots should be shaped to be functional and inviting with
continuous, landscaped walkways linking all land uses, the public transportation system,
and other significant origins and destinations. The effect of buildings facing a community
street/sidewalk system should be maximized, including the effect of angled or parallel on-
street parking in focal areas of parking lots. (o)
21. The establishment of buildings (1) on isolated "pad sites" surrounded by parking lots
and driveways, and (2) that offer mainly auto-oriented signage to define entrances, is
discouraged. (o)
13
Even relatively massive developments can be configured into"blocks"or other spaces
proportioned on a human scale and city block scale; and need not be proportioned on a
monolithic, auto-oriented scale.
Focus of Developments
22. A public street or walkway should be the primary focal point of developments unless,
in multiple-building projects, the buildings focus on alternative publicly accessible,
pedestrian-oriented outdoor space(s), such as walkways, squares, plazas, courtyards, and
patios. (o)
23. Pedestrian-oriented outdoor spaces should be placed next to activity areas that
generate the users (such as street corners, shops, stores, offices, daycare, and dwellings).
Because liveliness created by the presence of people is the main key to the attractiveness of
such spaces, link spaces to and make them visible from streets and sidewalks where
possible. Consider unified plaza-style spaces with circulation defined by bollards, tree
grates, light fixtures, or furniture, as an alternative to minimum standard streets and
sidewalks. Anchoring spaces with sculpture, kiosks, or shelters is encouraged. (o)
24. In large multiple-building developments, outdoor spaces and landscape areas should
be consolidated into formative, purposeful parts of the open space system in conjunction
with streets and connections, and not merely residual areas left over after buildings and
parking lots are sited. (o)
14
25. Architectural elements such as arcades, pergolas, porticoes, towers, shelters, walls, and
other extensions of buildings should be used to integrate and add interest to circulation
ways and spaces. Architectural elements and the site design should incorporate focal
points such as information kiosks, drop-off/pick-up points, and transit stops. (o)
p. 48 Harmony
15
EXHIBIT
B-1
Yi..tO.
A-2.2 Building placement and Orientation
•_ Are buildings and other site plan elements (such as fences and parking
facilities) oriented on the lot in a way that is consistent with the
established neighborhood character?
• PURPOSE NEIGHBORHOOD INTEGRATION
The purpose of the above criterion is to ensure that Neighborhood character and context should be
the way in which the physical elements of the site considered when making decisions about placement of
plan are arranged on the site: (1)is adequate for the buildings and other uses.
purposes of the proposed land use,and;(2)considers I
neighborhood character. The following design u d
guidelines deal with building placement and �, � ' 1 3` r
orientation as it relates to function of the land use,
rivac and aesthetic
neighborhood integration, P Y r
considerations.
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FUNCTIONAL CONSIDERATIONS
Design building configurations with an understanding
of their implications for shaping outdoor space. When a development is proposed to be located
Design recreation areas so they are accessible to the between a neighborhood and a public place such as a
residents they are intended to serve. The amount of shopping center, library, church or park, the design
enclosure and the resulting degree o spat
ial tial of the site plan should maintain access to the public
perception partially depends an the distance to height space or use, and where possible, reinforce and
enhance the visibility and usefulness of the access•
ratio between a person standing in an outdoor space
and the height of the surrounding walls.
AESTHETIC CONSIDERATIONS
II�I��III�I .+ orK.M.I.ee1K Orient buildings and/or facades to the public street
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when possible. Unattractive elements, such as
n 1 1 i50 iln service areas and loading docks should be located out
i 1 a Olson -riallal nu i of public view.
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l 1411 r ua�I u1i71 p n If backs or sides of buildings are oriented toward
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' ' ',1'I'1 l 111 Ifi y 81 ia1 public streets,provide visual interest along the street
611i1 I h��1 111 through architectural detail,landscaping,berming or
Iry loll11 a combination of the above.
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PRIVACY CONSIDERATIONS The effects of high winds can be un6gateil by sift m
buildings so that the larger surface areas of the
Arrange elements of the site plan to maximize the buildings are oriented parallel to Prevailing wig• m.
eppoRimrty for privacy by the residents of the Project Trees, fences and berms can also be used to reduce
on the rivac of adjoining land wind force.
and avoid infringing on Y J
uses.
Some activities should be highly visible, others Nbnw"ds 7 �,
should be screened for visual or sound privacy.
Consider transitions from public to private spaces and
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use architectural and landscape elements to clarify
and define these transitions.
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Create opportunities for interactions between i
neighbors without sacrificing privacy or security.
CLIMATIC CONSIDERATIONS r
Orient buildings to maximize solar gain and minimize
heat loss.
Iandform can be used to modify mi=d =ft Far
example, south-facing sloped surfaces can be used to
establish areas that receive direct winter sun with
resulting warmer surface and air temperatures.
Similarly,sun pockets with a southern orientation can
be created with landform to provide spaces that are
warier and more enjoyably used for longer periods
of the year.
EXHIBIT
B-2
A-2.4 Vehicular Circulation and Parking
Is the street and parking system designed to be safe, efficient, cony lent
and attractive, considering use.by all modes of transportation that will
use the system,(including, without limitation, cars, trucks,buses,bicycles
and emergency Vehicles)?
PURPOSE
This criterion is intended to ensure that the street and yyarare ,.mcf,.Ild
parking system is well design H
designed in regard to safety, p.de.,.n�s"0"AOSS . �
efficiency and convenience. How the street and
parking layout contributes to the attractiveness of the —�
site development and neighborhood is also
considered. In addition, this criterion is used to
check conformance to existing street engineering
standards. ae w e
SAFETY CONSIDERATIONS
Streets and parking shall be designed to serve the
proposed land use(s) safely. Most aspects of
vehicular and pedestrian safety are governed by
existing engineering standards;however,this criterion also gaamines aspects of safety that may be unique _
and not regulated by other standards. —
The following list identifies many aspects of street _
design that relate to safety and are governed by
existing en&eeft staadards. The specific design —
criteria and standards are in Design Criteria and —
Standards for Streets available in the City's
Engineering DepartmelL
EFFICIENCY AND CONVENIENCE
Turning radii
S CONSIDERATIONS
Sight distance
Horizontal and vertical curvseuae Consider efficiency of land use when designing
Design speed streets and parking systems. For example, in a
Angle of intersection residential development,the streets will determine lot
• Grades layout. Design the streets so that the resulting land
Drainage use patterns create purposeful or useable spaces.
Separate pedestrians and vehicles where possible. system will also have a
f the Where complete separation of pedestrian and vehicles dramatic affect ign to on rsolarr orienttation. (See Criterion
is notpossible,the potential hazard can be minimized
by using landscaping, bollards, special paving, 1.1)
lighting and/or other means to clearly delineate
pedestrian areas.
„
Parking Standards
■ For each multifamily dwelling these shall be
parking spaces as indicated by the following
schedule:
Number of bedrooms Parking spaces
per dwelling unit per dwelling unit
1 or less 1.5
2 1.75
3 2.0
4 and above 2.5
„ ■ For each single-family and two-family dwelling
there shall be one(1)parking space Per dwelling
Street layout and lotting unit on lots with greater than forty (40) feet of
pattern create left over spaces. street frontage or two (2) parking spaces per
dwelling unit on lots with less than forty(40)feet
of street frontage.
■ For each mobile home there shall be two (2)
parking spaces per dwelling unit.
■ For each school, child-care center or institutional
use located in a residential zoning district, and
for each church use located in any district, there
shall be one (1) parking space per five(5) seats
in the auditorium or place of assembly, or two
}} (2) parking spaces per three (3) employees, or
11 one (1) parking space per one thousand (1,000)
( � square feet of building floor area, which ever is
greatest.
■ For each boarding and roominghouse or
fraternity or sorority house,there shall be one(1)
parking space per two (2) beds, plus one (1)
parking space per two (2) employees.
Street byow and lotting
pattern create usable wsu. ■ For each group home there shall be two (2)
parking spaces for each three(3)employees,and
in addition, one (1) perking space for each four
(4)adult residents,unless residents are Prohibited
from owning or operating a personal automobile.
Parking and Pedestrian Connections Provide adequate amounts of parking for vehicles. ■ For each recreational use located in a residential
Specific parking standards required by City Code are district there shall be one (1) parking space Per
listed below. A guide to the number of parking four(4)persons maximum rated capacity.
spaces generally recommended for other land uses is
available in the Planning Department. Providing • For each institutional, business, commercial
shared parking for multiple land use developments is industrial use there shall be two (22)) parking
or
encouraged. spaces for each throe(3)employees on the major
Shift.
- .@- ---
Provide adequate parking spaces for the physically Bus Stops
disabled as required by the City's Parking Code. Provide bus stops for uses which will be serviced hY .
Locate the spaces with convenient access to building the City's public transportation system(fransfod).
Entrances. The Federal government also regulates Transfod provides guidelines for the design of bus
accessibility for the physically disabled through the stops.
Americana with Disabilities Act(A.D.A.).
Bicycle Circulation and Parking
Consider guest parking in multi-family projects and Design bicycle facilities to serve the proposed land
distribute parking spaces proportionally to unit use(s). Bicycle facilities are typically on streets.
locations. locate guest parking as close to entries as In those rare circumstances where a sidewalk serves
possible and provide for convenient pedestrian access both pedestrians
and mat pASIiTO he path should
ld a 12
to the entrance.
the Development of Bicycle Facilities, August 1991.
Anticipate the needs of users and provide continuity Provide access ramps at safe, convenient locations.
between vehicular circulation,parking and pedestrian
circulation. Provide pedestrian drop-off areas where Provide adequate bicycle parking located in areas that
needed,especially for land uses that serve children or are visible and within easy walking distance of the
the elderly. Design parking bays perpendicular to the land use it serves.
land-uses they serve whenever possible. Provide
centrally located pedestrian collector walks in large Loading Zones
puking lots. Provide loading zones and service areas adequately
sized to accommodate the types of vehicles that use
C The City's parking Lot Development Guide,available them. The City Code requires the following:
in the Planning Department,has more information on
the design of parking lots. For all business, commercial, industrial and
manufacturing uses, off-street loading areas
containing five hundred(500)square feet with no one
" 1�Yl, (1)dimension less than tan(10)feet shall be required
II r ' i0 nn as an accessory use for new construction or major
additions involving an increase in floor area as
m n o
N111 _ fin, P 1 follows:
,r
fill," 4;aff
�ll;
'1P1iui('" W (1) One(1)o -street loading span shall be provided
1Rills for new construction or additions having a floor
lii 'I"o" square feet and
lllirn;_ area between five hundred(500)
�V!!1 twenty thousand(20,000)square feet.
JIM _
(2) One (1) additional off-street loading space shall
' lit be provided for each additional twenty thousand
(20,000) square feet or fraction thereof of floor
U area in excess of twenty thousand (20,000)
r,as square feet, provided that no such loading space
occupies any part of a public street, alley,
driveway or sidewalk.
it) 1M„ l�il��n"nDrive-IbT; T ' it
1 � �t YItiAy'" The design and layout of drive-
restaurants, banks or other uses should address the
ar
,"'IIC'kl u m following issues:
4„„,I
' J,4n 1„ ■ Adequate stacking spaces before and after.
i71MG ■ Alternate route escape lanes.
' it ■ Pedestrian conflicts.
u ep an Directional sign.
is
IIY
• 1
MOT pun
1
Truck Traffic
Truck traffic can negatively affect a neighborhood
by creating noise and/or odor problems. Land use
plans need to address these impacts either through !
physical design or operational procedures.
AESTHETIC CONSIDERATIONS
Avoid large expanses of concrete or asphalt paving +
without landscaping. Large parking lots should be
broken into smaller sections divided by landscape •
islands. Each section should contain a maximum of
200 cars. In general, parking bays should extend no
more than 15 spaces without a tree, landscape island
or peninsula.
IN
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EXHIBIT
B-3
A-2.6 Pedestrian Circulation
Does the pedestrian circulation system (a) accommodate pedestrian
movement from the neighborhood to the site and throughout the
prop psed development safely and conveniently and (b) contribute to the
attractiveness I)f the development?
PURPOSE
Site amenities such as, bike racks, ramps, beaches.
Ibis criterion is designed to ensure that each new that convenience or
development in Fort Collins will provide appropriate e tyma , romoew a safety and ing oor bicycling alternative
in some
pedestrian and bicycle links to the neighborhood and y P Aation are encouraged.
community, as well as, throughout the development means of transpo
being proposed. Sidewalk and/or bikeway extensions
off site may be required.based on impacts created by Locate bike racks in safe convenient areas.
the proposed development. The following guidelines
highlight the different aspects of pedestrian �tV�
circulation that should be considered during the
design process. =;J
SAFETY CONSIDERATIONS G
Separate pedestrians from vehicles where possible.
Where complete separation of pedestrians and
vehicles is not possible,the potential hazard can be
minimized by the use of special paving, grade
separations, pavement marking or striping,bollards,
landscaping, lighting and/or other means to clearly e
delineatepedestrian area.
FUNCTION AND CONVENIENCE
CONSIDER AMIOM p••O/bMl•Ortlf 0 cr ~
..curlry MO r(•f•aYY wMn
' bc•6+a•a.recta
Encourage people to walk or bicycle to and from the
site by providing convenient access points.
Where pedesWans and bicydists sham wallcmys.
design the pedestrian/bicycle system wide enough to
easily accommodate the amount of foot and bicycle
traffic volumes that are anticipated. A minimum of
eight (8) feet is generally adequate.
Locate curb cuts at convenient locations for the
physically disabled, for bicyclists and for people
• pushing strollers or carts.
AESTHETIC CONSIDERATIONS
The use of color and texture in pavement is
encouraged. Colored or textured concrete, brick or
modular paving can provide visual continuity
throughout a project or define special purpose areas
like plans or cross walks. In general, special
pavement color or texture should be used on privately
maintained drives and not on public streets.
-�. IIIII IINI I I�1
1
�I
1
$p/C(tl p/vnp II yOYW/II U/!Y III/IO/Yf/ II1IIIIIII1�W III
tlMl p/Mnnn/m/Y M p////�• I IIIIIIUIIXI�III
EXHIBIT
B-4
0
A-2.7 Architecture
• Is the architecture proposed for the project appropriate for the uses and
' activities that are planned and does it contribute to the neighborhood's
appearance in a positive way?
PURPOSE
the purpose of this criterion is to ensure that the Issues tbat relate specifically to buildings greater than
function, quality and appearance of the proposed 40 feet in height are covered in cri terion Number 2A
structure(s)is acceptable when considered within the -Building Height/Views.
context of the neighborhood. The appropriateness of
the architecture will not be evaluated in isolation.
How the architecture relates to other site design ARCHITECTURAL CHARACTER
considerations and elements will be considered. The Building character is extremely important in
following information and illustrations delineate what g
aspects of architectural design are most important to neighborhood that Las developed the east and
t
the neighborhood and the community. architectural character. For orhoo
west side historic neighborhoods adjacent to
downtown have a distinct historical character.
LAND USE TRANSITION Storefront buildings in the downtown area also
provide a distinct architectural character to the
The City encourages a gradual transition between downtown 'neighborhood.' New buildings in these
land uses, but recognizes that gradual transitions are historic districts should find ways to reflect and
not always possible and not always in the best interest contribute to the established character without
a of the community. When land uses with significantly copying it.
different visual character are proposed adjacent to
- NEW
each other every effort should be made to create
architectural compatibility through careful
.If.
materials and colors.
t 7 '
consideration of scale, form, •
New OU Of t N g4hDa MOOd&Ov gh ran * O ~fse
SIZE -HEIGHT, BULK, MASS, SCALE Off <s f m. «Meoeeoem~,.ond OW •OVOf .a
prcwmf o/seer cons wiWow pMe.,r,w,f.n,!nH we g/
CM,/CEN do way canna
The size of a building is an important consideration
in determining whether or not a building is a good fit
within the context of a neighborhood. In general. Commercial and business uses in residential
buildings should be similar in size to other buildings neighborhoods are more easily integrated when the
in the neighborhood,however,buildings can be made commercial or office buildings are designed to be
to be architecturally compatible through skillful residential in character. This can be achieved
design and careful orientation. through repetition of roof lines, the use of similes
window and door patterns, and the use of building
materials that have colors and textures similar to
: those existing in the neighborhood.
rms
: In areas where the existing architectural character of
the neighborhood is less defined, the architecture of
the new development should present an attractive
NOT THIS image and set a standard of quality for future projects
or redevelopment in the area.
BUILDING MATERIALS
i
Generally building materials should be similar to the
Materials already being used in a neighborhood i
context. If dissimilar materials are being proposed'
other characteristics such as scale,form,architectural r
detailing and color,should be examined to determine
if enough similarity exists for the building to be
compatible, despite the differences in materials.
i
Materials requiring low maintenance are
recommended over high maintenance materials. For s
example, materials with integral color are generally
recommended over materials that need to be painted. r
Building materials should not create excessive glare. ;.
If highly reflective building materials, i.e.,
aluminum,unpainted metal, reflective glass, etc. are i
proposed, the potential for glare will be evaluated to
determine whether or not the glare would create a i
hardship for the adjacent property owner(s),
neighborhood or community. The effects of glare on a
vehicular safety and outdoor activities will also be
considered (see page _). All sides of the building ,
should be equally attractive. Down-grading of
materials for side or back sides is generally not ;
acceptable.
COLOR
Color should be used as an extension of architectural
style to facilitate blending into the neighborhood, as
wet,as provi(Tmg a way of unifying the development.
Usually,the color of building materials should draw
from colors that already exist in the neighborhood.
MECIIANIC.AL EQUIP lENT
Mechanical equipment associated with a building
should always be screened from public view. The
screen should be made of the same material and
reflect the same architectural style as the building. 77,
A)
w«,r m.rr+r une ro au.w,a,e,py.,,,e,,,,n0„ren.n(er.awr
A1�elunical wuVmenr on noel aerMn�!w/M prp�r cod. _ � _
EXHIBIT
B-5
r...oa.
A-2.12 Setbacks
Are the setbacks for buildings and other site plan elements (such as
fences and parking facilities) consistent with the setbacks established in
the surrounding neighborhood? In cases where a definable setback does
not exist, is the proposed setback appropriate for the land use and
streetscape proposed?
PURPOSE Where no established character exists and a highly
urban cluncter is desired, minimum or no setback
The building setback along public streets is an dimension may be needed. Urban character is
important component of creating an edge condition defined by relatively high density, more intense
that is sensitive to the neighborhood and community. activity, and is usually paved and architectural
This criterion is intended to ensure that buildings, compared to open,grassed and naturally landscaped.
parking lots, fences and other structures are
constructed at appropriate distances from the public Where no established character exists and a suburban
street. character is desired, setbacks should be determined
through careful consideration of building height,
mass, orientation and proposed landscaping.
ALIGNMENT Suburban character is defined as lower density with
open space between and around buildings. Plant
In most taus buildings.fences and panting facilities material, berming and other landscape elements can
should generally align with the dominant existing sometimes be used to create the illusion of more
building facades, fences and parking on the street distance between buildings and the street edge.
Where possible,puking areas should be placed at the
rear of buildings.
Newb'RbnM
T J
ryes
N•w building setback sons with existing budding setbecaa
... taeaNg Visual can,NWry abng a saeencape. - . ..
7.ladu certain circumstances it may be appropriate to
vary setbacks. Some reasons for varying setbacks fforTMs
include:
• to add interest to the streetscape .
■ to improve the appearance of the streetscape
■ functional requirements of the land use The Planning Department can provide examples of
■ differences is building height and mass projects in a variety of land use categories that have
■ natural or man-made site constraints such as met the above criterion.
topography,existing trees or utility lines
■ to establish an urban context adjacent to a
suburban neighborhood
■ existing character is not defined
EXHIBIT
B-6
A-2.13 Landscape
Does the landscape plan contribute in a positive way to the project and
' to the neighborhood environment (1) by supporting functional needs such
as spatial definition, visual screening, creation of privacy, and/or climate
control, (2) by enhancing the aesthetic appearance of the site and
neighborhood, and (3) by integrating with, and buffering the impact of
the development upon, existing natural areas?
PURPOSE ■ Dense plant material and/or fences can be visually
Plant material and other elements of a landscape Plan appealing and discourage unwanted or unsafe
' can serve functional purposes such as screening and pedestrian and bicycle access between land uses.
shading, or they can be used for visual enhancement. ■ Plant material caa soften the visual conflict created
In a well designed landscape plan the elements will by unattractive security fences.
do both — serve functional purposes and enhance ■ Berming or other grate changes can alter views,
' visual appearance. The following information and subdue sounds, change the sense of proximity and
illustrations serve to highlight the most important channel Pedestrian movement.
' functions of plant material and other landscape
elements from a neighborhood and community
perspective. The effectiveness of the landscape play SCREENING /BUFFERING
will be evaluated considering the interrelationships elements can be used to screen areas of
between landscape elements like plant material and Landscape
grading: and hardscape elements such as paving, low visual interest such as trash receptacles, blank
walls, fences and other site amenities. All of these walls, service areas, utility meters, meally hani
cal
components should work together to create a equipment, etc.. Screening maybe Pa
aqve
landscape plan that enhances,both the project and the depending upon the objective.
neighborhood.
The City's Zoning Ordinance establishes minimum v
' landscape requirements for parking lots. These
standards can be found in Setfion 29-493-Parking
Lot Requir®enls andawexplained in The City of -
ort Collins ParYm let Develooment Guide.
MITIGATION FOR LAND USE CONFLICTS plant material used to screen d r4MW-'
Landscape-dements can be used to mitigate conflicts
between dissimilar land uses in a variety of ways: pwnr"re w. d&melee
uaad to scmw pw*AV.
■ Dense plantings of evergreens can provide a visual
buffer. ;
■ Landscaping can soften the contrast between two
abutting land uses by subduing the differences is
architecture and bulk and by providing a gradual
' transition rather than a harsh edge.
a
Screens are also used to buffer residential areas from PRIVACY CONTROL
busy streets. Walls or fences proposed along
1a11Y n
collector or arterial streets should be visually Privacy control is an _
interesting and avoid creating a 'tunnel' effect. This consideration in or adjacent to residential Projects-
can be accomplished in a variety of different ways. landscape features can be used to prevent views into m
or out of a defined space.
n
■ Architectural elements such as brick or stone
columns, and/or other mesas of fence/wall
articulation can be integrated into the design•
■ The alignment and/or setback of the fence can be
9
varied
■ Berming can be used in conjunction with a wall or �
fence to create visual interest.
■ Plant material can soften the appearance of fence v i
lines and add to the attractiveness of the project uT`
v
and neighborhood. >\f
Mary n I.dw Md Imes wort W9~ro Mo`itle Wh'/�Y•
J '
CLIMATE CONTROL '
ooa
_ Plant material, walls, fences and overhead structures
can be used to modify the effects of wind and sun
lindayoa aeemmts wed ro amen vankM badapMa.
exposure.
CREATION OF SPACE
Spatial definition can be created by modifying the tnu nn {uurnu�{h°ui Mild Innln
ground Plane, vertical plane and overhead plant.
Plant material, grading and hardscape elements can altnnl r
be used in the landscape to influence each of these tit
planes of enclosure. In addition to enclosing space, 11111 ib
landscape e]emesta ran Am be used to link spaces
together and to direct pedestrian movement. Berms, 1, �'l
paving, walls, fencing, trellis structures, benches, i1{{n al
etc. can all be used to create or enhance the sense of
Ill oil"
CIICIOSIlre. tt , IIMaI � ana�„�o„the neM,esat awe
T oatatd ow Oeded dwt this yace b cantb,t at .
NOa7N t sr JIMMOta users 6om eon rv*W&
iJ
pant m f,,W wed to mate an mCMsed outdoor space.
ENHANCEMENT w Natural areas can be enhanced with plant material
that is indigenous or adapted to the existing site
a Landscaping should contribute to visual continuity conditions. However, some species such as
in a neighborhood and help to create a positive Russum, olive and Lythrum, as extremely
community image. This is especially important aggressive and can be deftimental to natural area.
when dissimilar buildings or land uses work against Enhancement can add to the visual interest of an
wildlife habitat. For further
neighborhood cohesiveness. Regularly spaced area and can improve contact the
street tees is the most common way of Creating information about planting natural areas
City's Natural Resource Division. (See Criterion
continuity. Number 2.3)
WATER CONSERVATION
The City is committed to water conservation efforts
and encourages the efficient and wise use of water
. ......... through xeriscape landscaping. XeriwaPe, W&W
conservation through creative landscaping,uses seven
simple landscape principles:
- Planning and Design
- Limited Turf Area
- Efficient Irrigation
- Soil Improvement
- mulches
- Low-Water Demanding Plants
- Appropriate Maintenance
• A combination of evergreen and deciduous plant For further information about xeriscape and water
material should be used to create visual interest all conservation contact the City's Water/Wastewater
year round and enhance the appearance of a Utility.
neighborhood.
• Plant material should complement the architecture. DRAINAGE
Foundation plantings case the transition from
building to ground plane. Trees can be used to Grading modifications are:an important consideration
frame architectural elements or to create in creating an attractive and functional landscape.
background. The grading plan should be developed carefully as
part of the overall landscape design. While grading
has a profound effect on the visual quality and
function of the landscape,it is also critical for proper
C drainage.
Erosion control along drainageways is soother
important consideration. For additional information
in erosion control, contact
regarding best practices
~6,wW fou.00M 6f&bW%ftV
the City's Stortawater Utility.
Imp,
E)asmo TREES
InNXplq
It is the City's policy to retain existing trees when
they are in good condition and it is reasonable to do
jf41lit Z so; however, it is not the City's policy to retain
Siberian Elm,Russian olive and Salt Cedar. In some
P, w v.,P„tiv wI h m.th,wvce W haww cases, trees that am not in good condition may be
retained for habitat values(g.dead trees that serve as
eagle perch sites). The City's Forestry Division can
_tea
provide information about the condition and relative t'!
value of existing trees. The Natural Resources
- ,
Division can provide information about wildlife '
habitat value that may be associated with existing
trees. �J UTELMF-S -�-
�� 101-O'Ls roeommeMM as the
Proposed tree locations should be coordinated with ndnmwm datenee between Me
back or curb and the rMsweht.
existing and proposed utility locations.Tbe following �
list provides some minimum dimension information
for the most common tree/utility separations. I I i
Light and Power bulled ea N .
■ Forty (40) feet between street trees and street '.
lights. Fifteen(15) feet between ornamental treesand street lights.
■ If trees are planted between the curb line and Ila, -
sidewalk a ten(10)foot parkway dimension will oe "
required.
u
The City's Utility Divisions(Light and Power,Water
SNAOE TREES ORNAMENTAL TREES and Wastewater, and Stormwater) can provide a
additional information regarding coordination with
ao• rs• City utilities. Trees should not be placed within
thirty (30) feet of any overhead electric line unless
coordinated with the appropriate electric utility.
e
a
__-- ------------ --- ----- --- IRRIGATION
arRnnwn +.R,Tn,c,r Provision should be made for permanent irrigation of
all plant material. Normally, an automatic i
underground irrigation system is the most cost
effective solution. i
■ Ten (10) feet between trees and water or sewer VISUAL CLEARANCE
liner _ e.
. Four(4) feet between trees and gas lines. The City requires that a visual clearance triangle be
■ Street trees on local streets planted within the eight maintained at street intersections. !
(8) foot wide utility easement may conflict with
utilities. Additional conduit may be required to
protect underground electric Imes. ¢
i
/ Visual Clearance Tdang/e
!
ADDMONAL INFORMATION
Minimum plant material sizes are provided under
Content of Development Submittals, in this
document, The City of Fort Collins Lmdm=
idle and the Forestry Division cm provide
additional information regarding plant material
selection.
EXHIBIT
B-1
• A-2.2 Building Placement and Orientation
Are buildings and other site plan elements (such as fences and parking
facilities) oriented on the lot in a way that is consistent with the
established neighborhood character?
;
PURPOSE NEIGHBORHOOD INTEGRATION
The purpose of the above criterion is to ensure that Neighborhood character and context should be
the way in which the physical elements of the site considered when making decisions about placement of
plan are arranged on the site: (1)is adequate for the buildings and other uses.
purposes of the proposed land use, and; (2)considers
neighborhood character. The following design Iy
guidelines deal with building placement and
orientation as it relates to function of the land use,
neighborhood integration, privacy and aesthetic /
considerations. —
:MMI
ry 1'l Hn i
FUNCTIONAL CONSIDERATIONS
Design building configurations with an understanding
of their implications for shaping outdoor space. When a development is proposed to be located
Design recreation areas so they are accessible to the between a neighborhood and a public place such as a
z residents they are intended to serve. The amount of shopping center, library, church or park, the design
enclosure and the resulting degree of spatial of the site plan should maintain access to the public
perception partially depends on the distance to height space or use, and where possible, reinforce and
ratio between a person standing in an outdoor space enhance the visibility and usefulness of the access.
in and the height of the surrounding walls.
AESTHETIC CONSIDERATIONS
• I�I�nn
Orient buildings and/or facades to the public sued
1 i when possible. Unattractive elements, such as
it service areas and loading docks should be located out
a n l
1 i Inn n•t,u all 4 of
n public view.
1 11 mm "Ifniitm � n �
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'1111��pp;m 11layryryry II II M
14�Ufr ilYh MIM S pyln If backs or sides of buildings are oriented toward
i4. tC�j y1nS�im public streets, provide visual interest along the street
I'IiII�I rti�11 ��Ii through architectural detail, landscaping, beaming or
Iy�llal a combination of the above.
Wall
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i I�Illinlll
$INiC[III O.itnfl✓IMY ITI11�EY<IM1Kf.
,a
PRIVACY CONSIDERATIONS The effects of high winds can be mitigated by siting m
buildings so that the larger surface areas of the
Arrange elements of the site plan to maximize the buildings are oriented parallel to beudprevailingwinds. m
opportunity for privacy by the residents of the project Trees,fo� and berms can also be used to reduce
and avoid infringing on the privacy of adjoining land
uses. .a
Some activities should be highly visible, others ~W wows n:
should be screened for visual or sound privacy.
Consider transitions from public to private spaces and �m u
use architectural and landscape elements to clarify c
and define these transitions.
TIMLIIOII Or DIIDDC bK•r•�•N
fD•11•1•/If/JlnWll•Iliily. 44 C,
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J lr tMerwm•ne DrMr m•r•ri✓m•d�N
..,� •M•td d am u10,.ww.
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t
Create opportunities for intmuefions between
neighbors without sacriflcmg privacy or security.
s
CLIMAMC CONSIDERATIONS e
Orient buildings to maximize solar gain and minimize
s
beat loss.
Landform can be used to modify nu=cl mre, For
example, south-facing sloped surfaces can be used to
establish area that receive direct winter sun with
resulting warmer surtax and air temperatures.
Similarly,sun pockets with a southern orientation an
be created with landform to provide spaces that are i
warmer and more enjoyably used for longer periods
of the year. s
Q
EXHIBIT
B-2
se.m
A-2.4 Vehicular Circulation and Parking
Is the street and parking system designed to be safe, efficient, conv gent
and attractive, considering use.by all modes of transportation that will
use the system,(including, without limitation, cars, trucks, buses, bicycles
and emergency vehicles)?
PURPOSE
This criterion is intended to ensure that the street and
pedesMMs,Mne OOJsilM.
parking system is well designed in regard to safety, saal:carc
efficiency and convenience. How the street and
parking layout contributes to the attractiveness of the _
site development and neighborhood is also
considered. in addition, this criterion is used to R
check conformance to existing street engineering
standards.
SAFETY CONSIDERATIONS
Strom and parking shall be designed to serve the
proposed land use(s) safely. Most aspects of
vehicular and pedestrian safety are governed by
existing engineering standards;however,this criterion
also zaamines aspects of safety that may be unique _
and not regulated by other standards. —
The following list identifies many aspects of strew
design that relate io safety and are governed by -
extsting anEmeeriag standards. The specific design
criteria and standards we in nesien Criteria and —
Standards for Streets. available in the City's
Engineering Depart
'Turning radii - EFFICIENCY AND CONVENIENCE
Sight distance CONSIDERATIONS
horizontal and vertical carrvadrre
Design speed Consider efficiency of land use when designing
streets and parting systems. For example, in a
Angle of intersection
Grades residential development,the streets will determine lot
Drainage layout. Design the streets so that the resulting land
use patterns create purposeful or useable spaces.
Separate pedestrians and vehicles where possible.
: Where complete separation of pedestrian and vehicles The designffaffect of the circulation system will also have on solar orientation. (See Criterion
is not possible,the potential hazard can be minimized dramatic a
by using landscaping, bollards, special paving, 1.1)
lighting and/or other means to clearly delineate
pedestrian areas.
1
Parking Standardssh
■ For each multifamily dwelling there all be
parkingspacesas indicated by the following
schedule:
R&O
Number of bedrooms Parkingper dwelling unit per dwelling unit
1 or less 1.5
2 1.75
3 2.0
4 and above 2.5■ For each single-family and two-family dwelling
there shall be one(1)parking spy per dwelling
Street layout and lotting unit on lots with greater than forty (40) fat of
pattern create left over spaces. street frontage or two (2) parking spaces per
dwelling unit on lots with less than forty(40)fat
of street frontage.
■ For each mobile home there shall be two (2)
parking spaces per dwelling unit.
■ For each school, childcare center or institutional
use located in a residential zoning district, and
for each church use located in any district,there
shall be one (1) parking spy per five(5) seats
in the auditorium or place of assembly, or two
- p (2) parking spaces per three (3) employees, or
i 111 one (1) parking spy per one thousand (1,000)
square feet of building floor area, which ever is
greatest.
■ For each boarding and roominghouse or
fraternity or sorority house,there shall be one(1)
parking space per two (2) beds, plus one (1)
parking spy per two (2) employees.
Street irayoi►t and/DMV
patterrr curate usable spy. ■ For each group home there shall be two (2)
parking spaces for each three(3)employees,and
in addition, one(1) parking space for each four
(4)adult residents,unless residents are prohibited
from owning or operating a personal automobile.
Parkin¢ and Pedestrian Connections
Provide adequate amounts of parking for vehicles. ■ For each recreational use located in a residential
Specific parking standards required by City Code are district there shall be one (1) parking space let
listed below. A guide to the number of parking four(4) persons maximum rated capacity. 1
spaces generally recommended for other land uses is
available in the Planning Department. Providing ■ For each institutional, business, commercial or
shared parking for multiple land use developments is industrial use there shall be two (2) parking
encouraged. spaces for each three(3)employees on the major
Shift.
Provide adequate parking spaces for the physically Bus Stops
disabled as required by the City's Parking Code. Provide bus stops for uses which will be serviced by
Locate the spaces with convenient access to building the City's public transportation system(Iransfort).
entrances. The Federal government also regulates Transfort provides guidelines for the design of bus
accessibility for the physically disabled through the stops.
Americans with Disabilities Act(A-D.A.)-
Bicycle Circulation and Paridpe
Consider guest parking in multi-family projects and Design bicycle facilities to serve the proposed land
distribute parking spaces proportionally to unit use(s). Bicycle facilities ate typically on streets.
locations. Locate guest parking as close to entries as In those rare circumstances where a sidewalk serves
possible and provide for convenient pedestrian access both pedestrians and bicycles,the path should be 9-12
to she entrance. fat wide and meet AASATO Guidelines, Guide for
the Development of Bicvcle Facilities,August 1991.
Anticipate the needs of users and provide continuity Provide access ramps at safe, convenient locations.
between vehicular circulation,parking and pedestrian
circulation. Provide pedestrian drop-off areas where Provide adequate bicycle parking located in areas that
needed,especially for land uses that serve children or are visible and within easy walling distance of the
the elderly. Design parking bays perpendicular to the land use it serves.
land uses they serve whenever possible. Provide
centrally located pedestrian collector walks in large Loadine Zones
parking lots. Provide loading zones and service areas adequately
sized to accommodate the types of vehicles that use
C The City's Parking Lot Development Guide,available them. The City Code requires the following:
in the Planning Department,has more information on
the design of parking lots. For all business, commercial, industrial and
manufacturing uses, off-street loading areas
containing five hundred(500)square feet with no one
94' (1)dimension less than ten(10)feet shall be required
II lip
as an accessory use for new construction or major
ild • n"" additions involving an increase in floor area as
lion 1.1, follows:
;; 1 4kInv
1
", ° Mill (1) One(1)off-street loading space shall be provided
•lu rlu��nr for new construction or additions having a floor
1IAtt if area between five hundred(500)square feet and
�f YI„ twenty thousand(20,000) square feet.
,o t —
�ia (2) One (1) additional off-street loading space shall
• I,p"_ be provided for each additional twenty thousand
m, (20,000) square feet or faction thereof of floor
area in excess of twenty thousand (20,000)
rake square feet, provided that no such loading space
occupies any part of a public street, alley,
driveway or sidewalk.
Ilia J Y
nllpalI�Iwp1 rivc-@t:,Paeilit
The design and layout of drive-thru facilities for
restaurants, banks or other uses should address the
s ,gom:111 of 11I II , following 'issues:
tom •
• I n n I I I I ■ Adequate stacking spaces before and after.
III� ■ Alternate route escape lanes.
IN ■ Pedestrian conflicts.
^ ■ Directional signs.
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I
Truck Traffic
Truck traffic can negatively affect a neighborhood
by creating noise and/or odor problems. Land use
-plans need to address these impacts either through
physical design or operational procedures.
AESTHETIC CONSIDERATIONS
Avoid large expanses of concrete or asphalt paving s
without landscaping. Large parking lots should be
broken into smaller sections divided by landscape m
islands. Each section should contain a maximum of
200 can. In general, parking bays should extend no
more than 15 spaces without a tree, landscape island
or peninsula.
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EXHIBIT
B-3
A-2.6 Pedestrian Circulation
Does the pedestrian circulation system (a) accommodate pedestrian
movement from the neighborhood to the site and throughout the
proposed development safely and conveniently and (b) contribute to the
attractiveness of the development?
PURPOSE
This criterion is designed to ensure that each new Site amenities such as, bike racks, ramps, benches,
development in Fort Collins will provide appropriate etc.,that enhance safety and convenience or m some
pedestrian and bicycle links to the neighborhood and way promote walking or bicycling as an alternative
community, as well as, throughout the development means of transportation are encouraged.
being proposed. Sidewalk and/or bikeway extensions
off site may be required,based on impacts created by Locate bike racks in safe convenient areas.
the proposed development. The following guidelines
highlight the different aspects of pedestrian
circulation that should be considered during the
design process.
SAFETY CONSIDERATIONS
Separate pedestrians from vehicles where possible.
Where complete separation of pedestrians and _ f - '-
vehicles is not possible, the potential hazard w In
minimized by the use of special paving;" grade _
separations, pavement marking or striping,bollards. ' r
I
landscaping, lighting and/or other means to clearly
' delneatepedeurtan area. �
FUNCTION AND CONVENIENCE c..+..».wa..wn+•,.+.+
a,caw+a•elerel:.o.,.�+rrm+N.+ -
CONSIDERAAulOALS m+e.ern v.n+owh,bn. Centlso
s+cwnv+M w.ar,r.n.,
aercy al.nc++.
Encourage people to walk or bicycle to and from the
site by providing convenient access points.
Where pedestrams sad bicyclists shay walkways.
design the pedestrim/bicycle system wide enough to
easily accommodate the amount of foot and bicycle
traffic volumes that are anticipated. A minimum of
eight (8) feet is generally adequate.
I orate curb cuts at convenient locations for the
pbysically disabled, for bicyclists and for people
' pushing strollers or carts.
1
AESTIII3I'IC CONSIDERATIONS
The use of color and texture in pavement is
encouraged. Colored or textured concrete, brick or
modular paving can provide visual continuity
throughout a project or define special purpose areas
like plazas or cross walks. In general, special
pavement color or texture should be used on privately
maintained drives and not on public streets.
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EXHIBIT
B-4
A-2.7 Architecture
Is the architecture proposed for the project appropriate for the uses and
activities that are planned and does it contribute to the neighborhood's
appearance in a positive way?
PURPOSE
The purpose of this criterion is to ensure that the Issues that relate specifically to buildings greater dtan
function, quality and appearance of the proposed 40 feet in height are covered in Criterion Number 2J
structure(s)is acceptable when considered within the -Building Height /Views.
context of the neighborhood. The appropriateness of
the architecture will not be evaluated in isolation.
How the architecture relates to other site design ARCHITECTURAL CHARACTER
considerations and elements will be considered. The
following information and illustrations delineate what Building character is extremely important in a
aspects of architectural design are most important to neighborhood that has developed a distinct
the neighborhood and the community. architectural character. For example, the east and
west side historic neighborhoods adjacent to
downtown have a distinct historical character.
_ LAND USE TRANSITION Storefront buildings in the downtown area also
provide a distinct architectural character to the
The City encourages a gradual transition between downtown 'neighborhood.' New buildings in these
land uses, but recognizes that gradual transitions are historic districts should find ways to reflect and
not always possible and not always in the best interest contribute to the established character without
of the community. When land uses with significantly copying it.
different visual character are proposed adjacent to
each other every effort should be made to create "a"
architectural compatibility through careful
consideration of scale, form, materials and colors. 3 s 1 s 7 a
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SIZE -HEIGHT, BULK, MASS, SCALE �n«K,«vIu»,�.gnne�nooedwe.gn�we/.eo/r.�s
Mrt«ns 0/bw cob wn0ew yYUMiwrC M/IM VY e/
• M«ICM/IItlC Nary MIIA2
The size of a building is an important consideration
in determining whether or not a building is a good fit
within the context of a neighborhood. In general, Commercial and business trees is residential
buildings should be similar in size to other buildings neighborhoods are more easily integrated when the
in the neighborhood,however,buildings can be made commercial or office buildings are designed to be
to be architecturally compatible through skillful residential in character. This can be achieved
design and careful orientation through repetition of roof lines, the use of similar
window and door patterns, and the use of building
materials that have colors and textures similar to
those existing in the neighborhood.
rrrrs
In areas where the existing architectural character of
the neighborhood is less defined, the architecture of
a NorTNIs the new development should present an attractive
image and set a standard of quality for future projects
or redevelopment in the area.
.i
BUILDING MATERIALS
i
Generally building materials should be similar to the
materials already being used is a neighborhood
context If dissimilar materials an being proposed,
other characteristics such as sale,form,architectural r
detailing and color,should be examined to determine
if enough similarity exists for the building to be r
compatible, despite the differences in materials.
Materials requiring low maintenance are
recommended over high maintenance materials. For i
example, materials with integral color are generally
recommended over materials that need to be painted. r
Building materials should not create excessive glare. i
If highly reflective building materials, i.e.,
aluminum,unpainted metal, reflective glass,etc. are
proposed, the potential for glare will be evaluated to
determine whether or not the glare would create a
hardship for the adjacent property owner(s),
neighborhood or community. The effects of glare on
vehicular safety and outdoor activities will also be
considered (see page_). All sides of the building
should be equally attractive. Downgrading of
materials for side or back sides is generally not
acceptable.
r
COLOR
Color should be used as an extension of architwb'W
style to facilitate blending into the neighborhood, as
weft as providing a way of unifying the development
UsuuIly,the color of building materials should draw
from colors that already exist in the neighborhood.
MECHANICAL EQUIPMENT
Mechanical equipment associated with a building
should always be screened from public view. The
screen should be made of the some material and
reflect the same arcbhocmnl style as the building.
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EXHIBIT
B-5
A-2.12 Setbacks
Are the setbacks for buildings and other site plan elements (such as
fences and parking facilities) consistent with the setbacks established in
the surrounding neighborhood? In cases where a definable setback does
not exist, is the proposed setback appropriate for the land use and
streetscape proposed?
PURPOSE Where no established character exists and a highly
urban character is desired, m;n4mum or no setback
The building setback along public streets is an dimension may be needed. Urban character is
important component of creating an edge condition defined by relatively high density, more intense
that is sensitive to the neighborhood and community. activity, and is usually paved and architectural
This criterion is intended to ensure that buildings, compared to open,grassed and naturally landscaped.
parking lots, fences and other structures are
constructed at appropriate distances from the public Where no established character exists and a suburban
street. character is desired, setbacks should be determined
through careful consideration of building height,
mass, orientation and proposed landscaping.
ALIGNMENT Suburban character is defined as lower density with
open space between and around buildings. Plant
In most cases buildings.fences and parking facilities material, berating and other landscape elements can
should generally align with the dominant existing sometimes be used to create the illusion of :more
building facades, fences and parking on the street distance between buildings and the street edge.
Where possible,parking areas should be placed at the
rear of buildings.
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17ndrr certain circumstances it may be appropriate to
vary setbacks. Sotne reasons for varying setbacks
include NO7""s
■ to add interest to the streetscape
■ to improve the appearance of the stteetscape
■ functional requirements of the land use The Planning Department can provide examples of
■ differences in building height and mass projects in a variety of land use categories that have
natural or man-made site constraints such as met the above criterion.
topography,existing trees or utility lines
• to establish an urban context adjacent to a
suburban neighborhood
• existing character is not defined
EXHIBIT
B-6
1
A-2.13 Landscape
Does the landscape plan contribute in a positive way to the project and
to the neighborhood environment (1) by supporting functional needs such
as spatial definition, visual screening, creation of privacy, and/or climate
control, (2) by enhancing the aesthetic appearance of the site and
neighborhood, and (3) by integrating with, and buffering the impact of
the development upon, e3dsting natural areas? —
PURPOSE
• • Deese plant material and/or forces can be visually
Plant material and other elements of a landscape plan appealing and discourage unwanted or unsafe
can serve functional purposes such as screening and pedestrian and bicycle access between land uses.
shading, or they can be used for visual enhancement. ■ Plant material can soften the visual conflict created
' In a well designed landscape plan the elements will by unattractive security fences.
do both — serve functional purposes and enhance ■ Berming or other grade changes can alter views,
visual appearance. The following information and subdue sounds, change the sense of proximity and
illustrations serve to highlight the most important channel pedestrian movement
' functions of plant material and other landscape
elements from a neighborhood and community
perspective. The effectiveness of the landscape plan SCREENING /BUFFERING
will be evaluated considering the interrelationships
Landscape elements can be used to screen areas of
between landscape elements like plant material and
grading: and harascape elements such as paving,
low visual interest such as trash receptacles, blank
walls, fences and other site amenities. All of these walls, service areas, utility meters, mechanical
components should work together to create a equipment, etc.. Screening may be partially opaque
landscape plan that enhances both the project and the depending upon the objective.
neighborhood.
The City's Zoning Ordinance establishes minimum
' landscape requirements .far piaddng lots. These
standards cam be Ivmd in Section 29493-Parldng
Lot Requirmelds and aeeex0ained in The City of —
Fort Collins Parldne l pt Development Guide.
MITIGATION FOR LAND USE CONFLICTS
Went material used to weep dwrlosaar•-
Landscape dements can be used to mitigate conflicts
between dissimilar land uses in a variety of ways: vwnr msrrJN.na e.mdre
' used to Berson NrtR+a.
■ Dense plantings of evergreens can provide a visual
buffer.
■ Landscaping ran soften the contrast between two
abutting land uses by subduing the differences in
architecture and bulk and by providing a gradual
' transition rather than a harsh edge.
s
Screens are also used to buffer residential areas from . PRIVACY CONTROL
busy streets. Walls or fences proposed along
collector or arterial streets should be visually Privacy control is an especially important
interesting and avoid cresting a 'tunnel' effect This consideration in or adjacent to residential projects.
can be accomplished in a variety of different ways. Landscape features can be used to prevent views into ■
or out of a defined space.
• Architectural elements such as brick or stone '-
columns, and/or other means of fence/wall
articulation can be integrated into the design. s
• The alignment and/or setback of the fence can be
varied.
■ Bermiag can be used in conjunction with a wall or
fence to rseate visual interest. °
• Plant material can soften the appearance of fence �- r
lines and add to the attractiveness of the project 7 °•
and neighborhood. )
nwm i#rM rmee wM rWeMer ro OmHtle on•.eY. .
`sof CLIMATE CONTROL
°a
� • � Plant material, walls, fences and overhead structures
can be used to modify the effects of wind and sum
4r.dria.beenu xrs ro an.xn vantcb n.aavebr+ exposure.
CREATION OF SPACE
IIIIINNIVRIPG'�t"'
Spatial definition can be created by modifying the IIIIIIIIIn uhnnn,r m
ru imwmin u l l l II I I I II IM
lane, vertical lane and overhead lane. ram nl n ram n unm 1
Bid P P P xnii �n {mm��oil
Plant material, grading and hardscape elements can nun
be used in the landscape to influence each of these I '
planes of enclosure. In addition to enclosing space, hlii ib
landscape -1--t-ssn jaw be used-to link spaces xr
together and to direct pedestrian movement. Berms,
paving, walls, fencing, trellis structures, beaches, III1i' h
eu. can all be used to create or enhance the sense of Wool
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ENHANCEMENT a Natural areas can be enhanced with plant material
that is indigenous or adapted to the existing site
■ L=dsuping should contribute to visual continuity conditions. However, some species such as
in a neighborhood and help to create a positive Russian Olive and Lythrum, am extremely
community image. This is especially important aggressive and can be detrimental to natural areas.
can add
when dissimilar buildings or land uses work against Enhancement the visual interestorfurther
am
cohesiveness. Regularly spaced area and can improve wildlife habitat. For her
street trees is the most common way of prating
information about planting natural areas contact the
eontinnity. City's Natural Resource Division. (See Criterion Number 2.3)
WATER CONSERVATION
The City is committed to water conservation efforts
and encourages the efficient and wise use of water
Tr through xeriscape landscaping. Xeriscapc, water
1 ,_ -. ,....�....,.. .. .. P g
conservation through creative landscain ,uses seven
simple landscape principles:
V
Planning and Design
"1J• "�' 'w' Limited Turf Areas
Efficient Irrigation
- Soil Improvement
Mulches
- Low-Water Demanding Plants
Appropriate Maintenance
■ A combinatina of evergreen and deciduous plant For further information about xeriscape and water
material should be used to ante visual interest all conservation contact the City's Water/Wastewater
year round and enhance the appearance of a Utility.
neighborhood.
• Plant material should complement the architecture. DRAINAGE
Foundation plantings ease the transition from
building to ground plane. Trees can be used to Grading modifications are an important consideration
frame arcbitecnual elements or to create in creating an attractive and functional landscape.
backund. The grading plan should be developed
la
�° - part of the overall landscape design. While grading
.0 has a profound effect on the visual Quality and
. `77,/ function of the landscape,it is also critical for proper
drainage.
Erosion coanol along drainageways is another
important consideration. For additional information
+�r�m.may„ Of*a,r a .., regarding best practices in erosion control, contact
.m.v.►.i+�ve.w��� the City's Stormwater Utility.
EXISTING TREES
It is the City's policy to retain existing-trees when
1 they are in good condition and it is reasonable to do }
1'41 so; however, it is not the City's policy to retain
Siberian Elm,Russian Oliva and Salt Cedar. In some
W.y�pva�.,,n.m.m....,nc.ro.e.:i/Mr cases, trees that am not in good condition may be
retained for habitat values(S. dead trees that serve as
eagle perch sites). The City's Forestry Division can
�!
provide information about the condition and relative y
value of existing trees. The Natural Resources —_
Division can provide information about wildlife
habitat value that may be associated with existing _]
trees.
UTII IMS
—'` pro•-o•a�on.nanaee es the
Proposed tree locations should be coordinated with nnnb+am d aranee atwaen d+e
existing and proposed utility locations.The following boor or amb end d+e Hdawaat.
list provides some minimum dimension information
for the most common treelutility separations.
' L7 Art and Power buried cabkS.
■ Forty (40) feet between street trees and street
lights. Fifteen(13) feet between ornamental trees
and street lights. L2'-r �.
■ If trees are planted between the curb line and +o
sidewalk a ten(10)foot parkway dimension will be
required.
The City's Utility Divisions(Light and Power,Water
S E TREES OMUAIENTAL TREES and Wastewater, and Stormwater) can provide
additional information regarding coordination with
10 +a City utilities. Trees should not be placed within
thirty (30) feet of any overhead electric line unless
coordinated with the appropriate electric utility.
s
---- ---------- --- ^ ----- --- IRRIGATION
{
Provision should be made for permanent irrigation of
all plant material. Normally, an automatic
underground irrigation system is the most cost
effective solution. i
a
■ Tea (10) feet between trees and water or sewer VISUAL CLEARANCE
liner
a Four(4) feet between trees and gas lines. The City requires that a visual clearance triangle be
■ Street trees on local streets planted within the eight maintained at street intersections. e
(8) foot wide utility easement may conflict with
utilities. Additional conduit may be required to
protect underground electric Imes.
/ Visual Clearance Triangk
A
ADDITIONAL INFORMATION
Minimum plant material sines are provided under
Content of Development Submittals, in this
document. The City of Fort Collins Imdscape
Guide and the Forestry Division cau provide
additional information regarding plant material
selection.
1